Palm Beach Property

Lot orientation and exposure matter on this narrow barrier island. The North End offers wider lots, calmer beaches, and easier lake‑trail access; Midtown centers you near Worth Avenue but brings heavier in‑season foot traffic; the Estate Section trades privacy and larger parcels for higher maintenance and stricter design expectations. Compare oceanfront (storm exposure, dune setbacks, turtle‑lighting rules) vs. Intracoastal (boat wakes, seawall height/condition, dock permitting). Bridge access (Royal Park, Flagler Memorial, Southern) also affects drive times during peak season and bridge openings.

Confirm FEMA flood zone (AE/VE), finished‑floor elevation, and past flood claims. For wind risk, inspect roof age/type, straps, secondary water barrier, impact glazing, and shutters—these drive wind‑mitigation credits and insurability. Premiums can vary dramatically between seemingly similar homes; some carriers require roof replacement or upgrades before binding. For oceanfront or low‑lying parcels, model storm surge and sea‑level scenarios, and price in resiliency upgrades (elevators, raised equipment pads, generator fuel capacity).

Palm Beach has many co‑ops along South Ocean Blvd with stricter boards, frequent interview requirements, and tighter rules on financing (often high down‑payments or cash), subletting (minimum terms/limits), pets, and seasonal renovation blackouts. Condos are generally more flexible but now face statewide milestone inspections and reserve funding requirements, increasing assessments in some buildings. Scrutinize budgets, reserve studies, pending projects (elevators, concrete restoration, balconies), and special assessments before you make an offer.

Palm Beach protects its architectural heritage (Mizner, Fatio, Wyeth). Landmarked homes and most exterior changes require Architectural Commission (ARCOM) approvals; expect defined review timelines, material mandates, landscape/tree protections, and limits on massing and height. This safeguards neighborhood character and long‑term value but can lengthen renovation schedules and raise costs. Build your timeline and budget around design review, permitting, and contractor lead times—especially November–April.

Evaluate the property’s seawall, cap, and tie‑backs; replacement or height upgrades can be a seven‑figure item on larger waterfronts. Confirm dock legality (lifts, slips, length, lighting) and environmental setbacks. The Town’s ongoing undergrounding of utilities improves reliability and aesthetics but can add parcel‑specific assessments to your tax bill; verify phase status, amounts, and remaining term. Also check right‑of‑way responsibilities, alley access, and any private road or drainage obligations on larger estates.

“The Season” (roughly Nov–Apr) drives demand for parking, staff, contractors, private schools, and club access. Many clubs and beach facilities have waitlists or residency rules; confirm eligibility early if these amenities are important to you. Service providers (landscaping, pool, marine, security) book out months ahead; secure contracts during diligence. Consider noise and event calendars (art fairs, boat show across the lagoon) if you’re near commercial corridors, and plan for guest parking constraints on narrower island streets.