Mr. C: Residences Above a Cipriani Hotel, From 830 Square Feet

A Hotel With Homes Above It

The building page carries the census. The 27-story tower combines 146 condominiums with a 110-room hotel, three dining venues under the Cipriani family's Bellini brand and a hotel rental program on the lower floors. Fourth-generation hoteliers Ignazio and Maggio Cipriani created the project with Terra, the developer led by David Martin, and the Morrison family's Sympatico Real Estate, the longtime county investors who assembled the 1.3-acre site. Tyko Capital provided the construction financing, and work is under way.

The brand has run this model before. Mr. C launched in Beverly Hills in 2011 and has since expanded to New York, Miami and Dubai, and the same structure operates at Mr. C Coconut Grove, an earlier Terra project. West Palm Beach marks the third South Florida property for the flag, as hoteliers call the brand a building carries. Arquitectonica designed the tower, Meyer Davis the interiors with the Cipriani brothers, and the developer is seeking LEED certification. The site sits between the county convention center and Howard Park along South Dixie Highway, a five-minute walk from the Norton Museum, the Kravis Center and Rosemary Square, with the Brightline station eight minutes away. The pipeline hub holds the field around it.

The Unit Mix

Four lines make up the mix, from one-bedroom residences of 830 to 1,000 square feet to a four-bedroom plan of about 2,200. Every residence carries a private terrace, an open layout and 10-foot ceilings, with Wolf and Sub-Zero appliances and interiors by Meyer Davis. The building faces west toward Palm Beach Island, and the upper floors add Intracoastal and Atlantic views.

The sizes are the honest tell of the format. The Berkeley, the family tower rising on Clear Lake, starts its smallest two-bedroom at 2,061 square feet, roughly the footprint of Mr. C's largest plan. A buyer here accepts hotel-scale rooms as the price of hotel-scale service, and the compact one-bedroom line is the reason the entry figure undercuts every rival in the county pipeline.

The Hotel Residence Tier

Fifty-seven of the residences, on floors two through eight, are Hotel Residences. They come furnished to hotel specification by Meyer Davis and Mr. C, and they join the hotel's room inventory whenever the owner is away. Florida law does not allow a homestead exemption on a unit enrolled in a hotel rental program, which raises the property tax bill against a conventional condominium. The upper floors sit outside the program entirely and operate as standard condominiums.

The building keeps its two populations apart. Hotel guests and residents use separate arrivals, separate lobbies and separate elevator banks, with three elevators reserved for residents alone, and the eighth-floor amenity deck belongs to owners only. The separation model mirrors the one running at Coconut Grove. Our diligence guide walks the tax and contract questions the tier raises before any deposit.

The Amenity Load

The dining program is the flag's clearest argument. Three Bellini venues operate in-house under the Cipriani family: a ground-floor café modeled on a classic Italian pasticceria and open to the public, a 25th-floor restaurant with views toward Palm Beach Island and the Atlantic, and a private rooftop lounge. Residents draw on 24-hour room service, in-residence dining and event catering from the hotel's own kitchens rather than from a leased restaurant tenant.

The recreation list reads like a resort's. A garden-level lap pool and a rooftop pool with jacuzzi bracket the tower, and the spa carries sauna, steam rooms and a cold plunge alongside a fitness center, yoga and Pilates studios and a Peloton room. Full valet, a 24-hour concierge, a children's playground, a bocce court and a dog run round out the program. The staffing behind all of it lands in the association budget, and monthly assessments at branded developments typically exceed those at traditional condominiums. The actual figure waits on the budget the association adopts.

Where the Price Sits

The published range runs from the pipeline's floor to $6M at the top. Olara opens at a reported $1.7M up the waterfront, and The Berkeley and Banyan Tree Residences, where the Asian wellness-resort brand makes its American debut, both open at $1.9M downtown, so the entry tier is crowded within a few hundred thousand dollars. Above the range the market changes species, with South Flagler House beginning at $8.5M on the Flagler waterfront.

The demand beneath the crowding is on the record. West Palm Beach's $3M and over market recorded 36 closings for $194.3M in the second quarter of 2026, up 13 percent on the year, and condominiums posted a median of $1,983 per square foot against $1,233 for houses. New buildings are being priced into that spread.

What separates Mr. C from its entry rivals is the format, not the money. The neighbors sell floor area, frontage or wellness programming, and this building sells a hospitality brand's daily operation while asking the buyer to accept smaller rooms in return. Our study of the downtown field reads the three head to head, and our report on The Berkeley makes the family tower's case in full.