The Calendar, Complete
The county's announced pipeline runs from the Forte handover, already trading as resales, to Mandarin Oriental’s 2031 tower in Northwood. Between them sit fourteen projects whose delivery years cluster hard. The table below is the whole field on one page.
Source: developer announcements and sales materials, read November 3, 2026. Our development pages carry each project's full sheet.
Read the units column with the entry column. The cheap doors and the big unit counts arrive together in 2028, which is what makes that year the calendar’s pivot.
The 2028 Wave and the 2030 Hole
The 2028 cohort is 606 residences, and 413 of them land on the same two miles of Flagler waterfront. The yardstick for absorbing that is the corridor’s own resale record: the delivered towers along the route cleared 49 sales in the past year. New buildings sell on different terms than resales. The comparison still frames how unusual that year will be.
The calendar above, developer-announced schedules.
The other side of the wave is the hole. Nothing is announced for 2030, so a buyer who wants new keys that year is choosing between 2029 stragglers and the 2031 Mandarin. The calendar’s gaps are as tradable as its peaks: scarce delivery years tend to protect the buildings that own them.
What Each Vintage Costs at the Door
Entry pricing does not climb with the calendar. The widest spread belongs to 2027, where Mr. C opens under $2 million on the same calendar page as South Flagler House at $8.5 million. The 2028 wave is the cheapest vintage on average, which is the volume discount stated plainly.
- 2026 · 3.8
- 2026 · 2.5
- 2027 · 8.5
- 2027 · 1.6
- 2028 · 3.0
- 2028 · 1.7
- 2029 · 5.5
- 2029 · 1.9
Developer-reported entry pricing, November 2026.
Every number above is a developer’s ask. The only vintages with recorded truth are the delivered ones, and that record is the bridge.
The Bridge: Buying Finished Instead
A buyer who needs keys before 2028 has a real market today. Alba recorded nine closings in its first resale year at nearly $2,000 a foot, with the townhome printing $2,335. Our Alba ledger shows every one. Forte’s first resale cleared about $2,300 a foot against asks that now run to $5,254, mapped in the Forte analysis.
The nearest test case is under way in the Gardens. The Ritz-Carlton Residences there began delivering this year on fourteen Intracoastal acres. A 2026 buyer can weigh that finished branded product against the paper flags downtown before committing three years out. The comparison is free and the paper developers know it.
The delivered buildings price the paper ones. When a 2028 tower asks less per foot than Alba trades at today, the discount is the carry and the risk of three years on a schedule. The flagship guide prices every delivered building the same way.
Bottom Line
Sixteen announced projects deliver 1,834 residences through 2031, with 606 in 2028 and none in 2030. Entries run from under $2 million to $8.5 million and every pipeline figure is a developer ask. The delivered buildings carry the only recorded prices, and they are the yardstick for every contract signed on paper.
For a buyer working backward from a move-in year: Pick the year, read its row, then price the delivered alternative before signing. The calendar tells you what exists. The resale record tells you what it is worth.
Delivery years, unit counts and entry pricing are developer-reported figures read November 3, 2026 from sales materials and announcements. Schedules slip and prices move. Treat every pipeline figure as an ask.
Corridor absorption (49 resales) is BeachesMLS recorded closings for the twelve months through October 2026 across the delivered towers along and near the Flagler corridor, deduplicated.
Alba and Forte figures are recorded closings from the same window, as published in our building ledgers.
Developer sales materials for the sixteen projects, November 2026.
BeachesMLS recorded closings via our licensed feed.
