From Boca Raton or Fort Lauderdale to West Palm Beach new construction: what changes
Moving from Boca Raton or Fort Lauderdale to West Palm Beach new construction means a comparable or lower price per square foot, a lagoon in place of an ocean beach and a different county tax stack. Inventory and deposit risk favor West Palm Beach more than the headline prices suggest.
- Lowest entry price, Mr. C Residences West Palm Beach
- From $1.4M
- Lowest entry price, Mr. C Residences West Palm Beach
- Highest entry price, Forté on Flagler
- From $10M
- Highest entry price, Forté on Flagler
- A square foot across these towers
- $1,100 to $3,086
- A square foot across these towers
The short answer
- West Palm Beach new towers run from about $1,100 a square foot at Mr. C Residences to roughly $2,300 at Forté on Flagler closings, against about $1,818 at Four Seasons Fort Lauderdale resales and $2,113 to $2,441 at Pier Sixty-Six.
- Boca Raton's new resort-grounds product starts at $5 million and Glass House downtown at $2.7 million; the Mandarin Oriental Residences there are in foreclosure litigation.
- City millage is the visible difference: Boca Raton levies 3.6476 operating mills and Fort Lauderdale 4.1193 plus 0.2306 debt, against 8.1308 operating in West Palm Beach, before county and school levies that differ by county.
- Palm Beach County carried about 6.7 months of condo supply against 10 in Broward and 12 in Miami-Dade on one tracker's reading.
- A developer contract in any of the three cities carries the same Florida escrow and 15-day cancellation rules, and the Boca Raton case shows why they matter.
The figures side by side
Mr. C Residences West Palm Beach320 Lakeview Avenue · DowntownNow selling, risingFrom $1.4M$1,100/sf146 homes · 27 floors
The Berkeley Palm Beach550 S Australian Ave · DowntownNow selling, risingFrom $2M$1,180/sf est.193 homes · 25 floors
Olara1919 N Flagler Dr · North FlaglerNow selling, risingFrom $2M$1,370/sf275 homes · 26 floors
The Ritz-Carlton Residences, West Palm Beach1717 N Flagler Dr · North FlaglerNow selling, risingFrom $3M$1,600/sf138 homes · 27 floors
South Flagler House1355 South Flagler Drive · South FlaglerNow selling, topped outFrom $5.7M$2,200/sf est.105 homes · 28 floors
Forté on Flagler1309 South Flagler Drive · South FlaglerMove in nowFrom $10M$3,086/sf41 homes · 25 floors- The Residences at The Boca Raton, The Boca Raton resort, 501 East Camino Real, Boca Raton, Palm Beach County. 75 homes on the resort grounds announced for sale in May 2026 by BDT & MSD Partners through Douglas Elliman: terrace residences from $5 million, villas from $13 million and penthouses from $15 million, designed by Hart Howerton with Pembrooke & Ives interiors. No delivery date in the sales announcement.
- Glass House Boca Raton, 280 East Palmetto Park Road, downtown Boca Raton. 28 residences of about 2,500 to 3,864 square feet in a nine-story GarciaStromberg building, from $2.7 million, more than one-third presold, funded by a $70 million Maxim Capital construction loan in March 2026 with completion expected in 2027.
- Mandarin Oriental Residences, Boca Raton, Via Mizner, downtown Boca Raton. Penn-Florida's unfinished hotel condominium: lenders filed a $417.7 million foreclosure complaint in July 2026, the contractor recorded a $24.1 million lien, buyers have sued for deposits and a judge ruled one couple may recover $1.98 million.
- Four Seasons Private Residences Fort Lauderdale, 525 North Fort Lauderdale Beach Boulevard, Fort Lauderdale Beach, Broward County. Fort Partners' 25-story oceanfront hotel and residence tower completed in 2020 with about 90 residences; CondoBlackBook shows recent sales averaging $1,818 a square foot and asks averaging $2,196.
- Selene Oceanfront Residences, 151 and 153 North Seabreeze Boulevard, Fort Lauderdale Beach. Kolter Urban's 204-residence, 26-story pair across from the beach; CondoBlackBook shows recent sales averaging $1,099 a square foot and asks averaging $1,372, with a brokerage page quoting $1,300 to $1,700.
- Pier Sixty-Six Residences, 2301 Southeast 17th Street, Fort Lauderdale, on the Intracoastal. Tavistock's 88 homes in four condominium declarations at the rebuilt resort; 43 recorded sales totaling about $236 million from $2.79 million to $14.5 million, with median prices per square foot from $2,113 to $2,441 by building.
Live from our building files. Est. per square foot divides the entry price by the smallest residence.
Moving from Boca Raton or Fort Lauderdale to West Palm Beach new construction in brief
Moving from Boca Raton or Fort Lauderdale to West Palm Beach new construction trades one setting for another at a similar price per square foot. West Palm Beach's new towers run from $1,100 a foot downtown to $2,300 on South Flagler Drive. Fort Lauderdale's branded resales trade near $1,800 to $2,400, and Boca Raton's resort homes start at $5 million.
The three markets sell different water. Fort Lauderdale's premium towers face the Atlantic, or the Intracoastal at the 17th Street causeway. Boca Raton's sit on the resort's golf course and lake, or downtown on Palmetto Park Road. West Palm Beach's face the Lake Worth Lagoon and Palm Beach island from Flagler Drive, or sit a few blocks inland downtown.
None of the West Palm Beach towers stands on an ocean beach. The island's own new product, OLIN Palm Beach, is priced from under $20 million upward. For most buyers, the larger change is the county line.
Palm Beach County and Broward County levy different school, county and district taxes, so two homes at the same price carry different bills. The two counties' condo inventories are also moving at different speeds. The Florida move savings tool on this site works the tax side of a move between any two addresses, and the sections below set out the figures behind it.
West Palm Beach price per square foot against Boca Raton new condos
Boca Raton's headline project is The Residences at The Boca Raton: 75 homes on the resort grounds at 501 East Camino Real. BDT & MSD Partners put them on sale in May 2026 through Douglas Elliman, with terrace residences from $5 million, villas from $13 million and penthouses from $15 million. Hart Howerton designed them, with Pembrooke & Ives interiors.
The announcement gave neither sizes nor a delivery date, so no per-foot figure can be computed. Downtown, Glass House Boca Raton at 280 East Palmetto Park Road offers 28 residences of about 2,500 to 3,864 square feet from $2.7 million. More than one-third is presold, and a $70 million construction loan closed in March 2026 for completion in 2027. A brokerage page projected $1,000 to $1,750 a square foot.
West Palm Beach spans that range. Mr. C Residences West Palm Beach starts near $1.4 million to $1.6 million at about $1,100 a foot, and The Berkeley Palm Beach near $2 million. Olara runs from about $1.7 million to $2 million, roughly $1,370 to $2,000 a foot, and The Ritz-Carlton Residences, West Palm Beach starts at $3 million near $1,600.
South Flagler House enters near $5.7 million, matching the Boca resort's terrace residences, and faces the Everglades Club instead of a golf course. Boca Raton's luxury condominium pipeline is thinner: a single eight-story resort collection, a boutique downtown and its largest branded project in litigation. West Palm Beach has towers at every stage along two waterfront corridors and downtown, which gives a relocating buyer more choice of delivery date.
West Palm Beach price per square foot against Fort Lauderdale resales and new towers
Fort Lauderdale's branded benchmark is Four Seasons Private Residences at 525 North Fort Lauderdale Beach Boulevard, completed in 2020. CondoBlackBook shows recent sales averaging $1,818 a square foot against asks averaging $2,196. It lists 15 homes for sale from $2.6 million, with an average of 189 days on market.
A brokerage guide in August 2026 put asks at $2.6 million to $14.995 million, about $2,216 a foot on average, against pre-construction pricing near $1,500. The gap between asks and closings is itself a data point. Pier Sixty-Six Residences at 2301 Southeast 17th Street, Tavistock's 88 homes in four declarations at the rebuilt resort, has 43 recorded sales totaling about $236 million. Forty-seven homes show no recorded sale.
Selene Oceanfront Residences, Kolter Urban's 204 homes across from the beach, trades lower. CondoBlackBook shows recent sales averaging $1,099 a square foot and asks averaging $1,372, while a brokerage page quotes $1,300 to $1,700. Sources also differ on whether it delivered in 2025 or 2026.
West Palm Beach's finished waterfront sits above both. Forté on Flagler closed near $2,300 a foot in September 2026, and its lower penthouse at about $3,086, above Pier Sixty-Six and the Four Seasons. The unbuilt North Flagler towers, at $1,370 to $1,800, fall between Selene and the Four Seasons. A Fort Lauderdale buyer does not move north for a waterfront discount. The case is the island view, the downtown office market and the county.
West Palm Beach carries the higher city millage
Tax is where the move shows up every year. The all-in West Palm Beach stack for 2025 is 20.4468 mills, so a $4 million residence assessed at full value pays about $81,800 a year before homestead. Parcels inside the Downtown Development Authority district add 0.97 mills. The Town of Palm Beach stack is 14.869 mills, and this site uses these figures for every roster building.
The city comparison is clear. The Palm Beach County Property Appraiser's 2025 final table shows Boca Raton at 3.6476 operating mills plus 0.0173 debt, against 8.1308 operating in West Palm Beach. Boca Raton parcels also pay a Greater Boca Raton Beach and Park District levy, 1.08 mills in 2024. Fort Lauderdale adopted 4.1193 operating and 0.2306 debt mills for the 2025 tax year.
The county comparison is not. Broward County's own operating, school and hospital-district levies differ from Palm Beach County's. The full Fort Lauderdale stack is therefore not the city rate plus Palm Beach County's figures, and this article does not compute it.
Two constants hold across Florida: no state personal income tax, and a Save Our Homes cap of 3 percent annual assessment growth on a homestead, against 10 percent on non-homestead property that resets on sale. An owner with a Boca Raton or Fort Lauderdale homestead can port up to $500,000 of accumulated cap benefit to a new Palm Beach County homestead. The True cost of ownership tool on this site adds dues and insurance.
Palm Beach County condo supply runs tighter than Broward
Supply sets the terms of both the sale and the purchase. The Haute Residence October 2026 tracker put Palm Beach County at about 6.7 months of condo supply, against 10 in Broward and 12 in Miami-Dade, with sales above $1 million up 36.5 percent year over year in July. It names no outside data source, so the figures are one reading and not a census.
The resale backdrop is softer. Corcoran's third-quarter report shows Palm Beach island condominiums and co-ops at a median of $1.1 million on 75 sales, down 13 percent year over year, with inventory at 185 units. The West Palm Beach to Lake Worth Beach segment recorded $515,000 on 108 sales, down 41 percent because the prior year carried Forté's closings.
In Boca Raton, a brokerage report citing the Institute for Luxury Home Marketing put the luxury attached median near $1.06 million, with about 70 days on market in January 2026 data. It called attached product the softest segment. Building signals agree. The Four Seasons averages 189 days on market with 15 homes listed, and more than half of Pier Sixty-Six's homes show no recorded sale.
On the West Palm Beach side, Mr. C Residences West Palm Beach and Alba Palm Beach reported more than 85 and 95 percent sold respectively. A buyer selling in Boca Raton or Fort Lauderdale should price the exit as carefully as the entry.
Mandarin Oriental Residences Boca Raton shows what escrow protects
The Mandarin Oriental Residences at Via Mizner in Boca Raton are the cautionary case. A lender group's foreclosure complaint, reported in July 2026, seeks $417.7 million on a $270 million loan after Penn-Florida stopped interest payments in June 2024. The contractor, Strategic Group Builders, stopped work, sued for $24.1 million and recorded a lien.
Nine buyers settled deposit claims. In June 2026 a judge ruled that one couple may recover a $1.98 million deposit from the title companies holding it. The hotel affiliates filed for Chapter 11 in December 2025, and the condominium remains unfinished.
Florida law gives every developer buyer the same tools. Section 718.202 keeps deposits up to 10 percent of the price in escrow and lets larger amounts fund construction only if the contract permits it. Section 718.503 gives a 15-day cancellation right after signing or receiving the required documents. The Boca case shows the difference between the escrowed 10 percent and the rest.
It also shows why the outside completion date in the contract governs, and the brochure does not. The questions are the same at every West Palm Beach gallery: has the construction loan closed, what share of deposits is escrowed and what is the outside date. Towers with closed loans and rising structures, such as Olara, Shorecrest, The Ritz-Carlton Residences, West Palm Beach and Mr. C, carry less of this risk than towers still on paper.
Match the West Palm Beach tower to the home being left
The closest match depends on what the buyer is leaving. A Fort Lauderdale beach buyer used to the Four Seasons or Pier Sixty-Six will find it on North Flagler Drive. There, The Ritz-Carlton Residences, West Palm Beach and Olara sell hospitality-grade service and a marina on the Intracoastal from $1.7 million to $3 million.
Above $10 million, the match moves to South Flagler Drive at Forté on Flagler and South Flagler House. A Boca Raton resort buyer weighing the $5 million terrace residences has South Flagler House at the same entry, with the island opposite.
A downtown Boca Raton buyer at Glass House's $2.7 million entry has Mr. C Residences West Palm Beach, The Berkeley Palm Beach and Banyan Tree Residences West Palm Beach at or below that price. Delivery runs from 2027 to 2029.
A Premier Listings advisor can arrange a private viewing across both corridors and downtown in one day. The Brightline station is a short walk from the downtown galleries for a buyer coming from Fort Lauderdale or Boca Raton.
Questions to put to the sales team
- Has the construction loan closed, and what share of the deposit is held in escrow under section 718.202?
- What is the outside completion date in the purchase agreement?
- What is the estimated operating budget per square foot, and how does it compare with current dues?
- Is the parcel inside the Downtown Development Authority taxing district?
- Which residences remain at the entry price, and what is their price per square foot?
- Can the current homestead's Save Our Homes benefit be ported, and what is the deadline?
For every new tower in South Florida with its figures, floor plans and sources, open the index.
Questions this article answers
Is West Palm Beach cheaper than Boca Raton for a new condo?
At the entry, yes. Downtown West Palm Beach towers start near $1.4 million at Mr. C Residences and $2 million at The Berkeley Palm Beach, against $2.7 million at Glass House Boca Raton and $5 million at The Residences at The Boca Raton. At the top, South Flagler House and Forté on Flagler price above anything offered in Boca Raton.
How does West Palm Beach price per square foot compare with Fort Lauderdale?
The two markets overlap. West Palm Beach runs from about $1,100 a square foot at Mr. C Residences to about $2,300 at Forté on Flagler closings, with North Flagler towers near $1,370 to $1,800. In Fort Lauderdale, Four Seasons Private Residences resales average about $1,818, Pier Sixty-Six Residences $2,113 to $2,441 by building and Selene about $1,099 on recent sales.
Are property taxes higher in West Palm Beach than in Boca Raton or Fort Lauderdale?
At the city level, yes. West Palm Beach's 2025 operating millage of 8.1308 exceeds Boca Raton's 3.6476 and Fort Lauderdale's 4.1193 plus 0.2306 debt. County, school and district levies differ between the two counties, and Boca Raton adds a beach and park district levy. West Palm Beach's full stack is 20.4468 mills; each property appraiser confirms the others.
What happened to the Mandarin Oriental Residences in Boca Raton?
Penn-Florida's Via Mizner condominium remains unfinished and in litigation. As reported in July 2026, lenders filed a $417.7 million foreclosure complaint, and the contractor sued for $24.1 million and recorded a lien after stopping work. Nine buyers settled deposit claims, a judge ruled one couple may recover a $1.98 million deposit, and the hotel affiliates filed for Chapter 11 in December 2025.
Can an owner take a Boca Raton homestead cap to West Palm Beach?
Yes, within the statutory window. Florida's portability rules let a homestead owner transfer up to $500,000 of accumulated Save Our Homes benefit to a new homestead anywhere in the state, West Palm Beach included. The new home must be the permanent residence by January 1. A tax adviser or the Palm Beach County Property Appraiser confirms the amount and deadline.
What does a home at The Residences at The Boca Raton cost?
Terrace residences start at $5 million, villas at $13 million and penthouses at $15 million. BDT & MSD Partners put the 75 homes at 501 East Camino Real on sale in May 2026 through Douglas Elliman, with design by Hart Howerton and interiors by Pembrooke & Ives. The announcement gave no sizes and no delivery date.
What have Pier Sixty-Six Residences in Fort Lauderdale sold for?
Recorded sales run from $2.79 million to $14.5 million. Tavistock's 88 homes have 43 recorded sales totaling about $236 million, with median prices of $2,441 a square foot in Indigo, $2,248 in Azul and about $2,120 in the Resort Residences. The top sale, Indigo PH1, closed at $14.5 million in August 2025, about $2,646 a foot.
How much condo supply does Palm Beach County have compared with Broward?
About 6.7 months of condo supply, against 10 in Broward and 12 in Miami-Dade, on one October 2026 tracker. The tracker names no outside data source, so the figure is one reading. Palm Beach island condominium resales fell to a $1.1 million median in the third quarter, down 13 percent year over year.
What is Glass House Boca Raton?
It is a 28-residence downtown building at 280 East Palmetto Park Road, priced from $2.7 million. Residences run about 2,500 to 3,864 square feet in a nine-story GarciaStromberg design. More than one-third is presold, and a $70 million construction loan closed in March 2026 for completion in 2027.
When will Mr. C Residences West Palm Beach be completed?
Under construction as of 2026-10. Broke ground August 2025 with a $285M TYKO Capital construction loan; superstructure at about the 16th of 27 floors in early August 2026 with podium and early glazing underway. Developers reported more than 85% of residences sold (July 7, 2026). Completion slated for 2027. Completion: 2027.
SourcesShow
- Douglas Elliman Development Marketing to lead sales and marketing for The Residences at The Boca RatonDouglas Elliman · May 2026
- Developer secures financing for vertical construction of Glass House Boca RatonFlorida YIMBY · March 10, 2026
- Glass House condos, Boca RatonBEX Realty · October 2026
- Boca Raton: legal battles rise over unfinished Mandarin OrientalThe Coastal Star · July 29, 2026
- Mandarin Oriental Residences Boca Raton faces foreclosureThe Real Deal · July 23, 2026
- Four Seasons Private Residences condos for sale and rent in Fort LauderdaleCondoBlackBook · October 2026
- A practical buyer's guide to Four Seasons Hotel & Private Residences Fort LauderdaleMillion Luxury · August 25, 2026
- Selene Oceanfront ResidencesCondoBlackBook · October 2026
- Selene Oceanfront ResidencesManhattan Miami Real Estate (brokerage) · 2026
- Pier Sixty-Six Residences: building data and recorded salesJosh Stein Realtor · October 12, 2026
- Mr. C Residences West Palm Beach: price, 2027 delivery and FAQHaute Residence · October 2, 2026
- The Berkeley Palm Beach (official)Al Adelson · October 2026
- West Palm Beach New Development Tracker: October 2026Haute Residence · September 27, 2026
- Two West Palm Beach condos attracting plenty of New York City buyersPalm Beach Post via Boca Raton Tribune · May 28, 2026
- The Ritz-Carlton Residences, West Palm Beach (official)1717 N Flagler Drive Venture, LLC · October 2026
- South Flagler House, West Palm Beach: residences, design and club amenitiesHaute Residence · October 4, 2026
- Forte on Flagler in West Palm BeachModern Living Group (Compass) · October 2026
- October 2025: Fort Lauderdale and Palm Beach pre-construction condo news updateCondoBlackBook · November 11, 2025
- The Corcoran Report 3Q 2026, Coastal Palm Beaches and Barrier IslandsCorcoran · October 15, 2026
- Boca Raton real estate market report August 2026Koolik Group (brokerage, citing Institute for Luxury Home Marketing) · August 14, 2026
- TRIM notices and millage tablesPalm Beach County Property Appraiser · 2026
- 2025 final vs proposed millage ratesPalm Beach County Property Appraiser · 2025
- Table 1: comparison of taxes levied, county and municipal governments, Palm Beach CountyPalm Beach County Property Appraiser · 2025
- Resolution adopting the fiscal year 2026 final millage rate and debt service millage rateCity of Fort Lauderdale · September 12, 2025
- 3% and 10% capsPalm Beach County Property Appraiser · 2026
- Section 193.155, Florida Statutes: Homestead assessments (portability)Florida Legislature · 2026
- Constitution of the State of Florida, Article VII, Section 5The Florida Senate · 2026
- Section 718.202, Florida Statutes: Sales or reservation deposits prior to closingFlorida Legislature · 2026
- Section 718.503, Florida Statutes: Developer disclosure prior to sale; residential condominiumsFlorida Legislature · 2026
