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Private Client Desk
Private representation for buyers of significant property. Listed and off-market access, from first brief through closing, with a single point of contact.
Buyer Situations
Buyers come to us for different reasons. The representation is built around the reason, the timeline, and the level of discretion each situation requires.
Moving from the Northeast, California, or Illinois for tax, climate, or family reasons. Florida due diligence is different from what you are used to: insurance, flood zones, wind codes, and homestead mechanics. We walk through each before your first showing and coordinate timing with the sale of the property you are leaving.
Adding Palm Beach as a seasonal residence while keeping your primary elsewhere. The criteria are different from a primary purchase: lock-and-leave, low-maintenance, flood zone profile, and timing that works with the rest of your calendar.
Selling a current residence and buying another in the same market, often moving from a condo to a single-family home or from one community to another. The sale and the purchase are connected, and the timing has to work on both sides. We handle both ends or coordinate closely with whoever is managing the sale.
Ownership through an LLC, irrevocable trust, or family office entity for privacy, estate, or liability reasons. We coordinate structure and documentation with your attorney and the title company from the first offer through closing.
Cross-border purchases have their own mechanics: FIRPTA considerations on resale, wire timing across jurisdictions, entity structure, and document translation when required. We work directly with your home-country counsel and accountant.
Buying into a development before completion, often with a deposit structure and closing timeline that spans several years. The developer's sales team represents the seller. We review offering documents, assess the developer's track record, and negotiate contract terms, deposit structure, and upgrade pricing on your behalf.
The Buy-Side Process
Every search follows the same discipline. We build a Private Collection for each client: one secure workspace holding the listed inventory, private exclusives and off-market leads that fit your brief, with our notes as your interest grows. Your spouse, family office or design advisor reviews and comments in the same place rather than across scattered emails. When you are ready to act, we are ready with you.
First look at Compass Private Exclusives and select off-market opportunities before they reach the MLS or the portals. Buyers outside the Compass network do not see these until they go public, if they ever do.
We show you what fits first. When a property holds your interest, we add the context: how long it has been listed, any price changes, recent sales nearby, and what we know about the street, the building or the community. The detail follows your interest.
Private showings around your visits, and live video walk-throughs when you are away, in your time zone. Once you are serious about a property, we introduce the inspectors, insurance brokers and attorneys you may want. They do their work, and we keep the process moving.
When you are ready to make an offer, we write it with you, informed by recent sales and how long the property has been on the market, and we negotiate price, terms and timing on your behalf.
A focused set of properties that fit your brief, drawn from the MLS, Compass Private Exclusives and what we hear of off-market. We show you what fits and leave the judgment to you.
Acquisitions involve teams. Your Collection keeps you, your family office, and your advisors aligned in one environment with shared notes, commentary, and full visibility.
Coverage
We advise buyers across the full breadth of Palm Beach County’s luxury market, from the historic island estates of Palm Beach to the waterfront enclaves of Jupiter and Jupiter Island.
Estate Section, North End, Mid-Town, and In-Town. Oceanfront compounds, Intracoastal estates, and Worth Avenue condominiums.
Explore Palm Beach →One of America's wealthiest communities. Direct oceanfront and Intracoastal estates on deep lots, with strict limits on commercial development and a deliberately quiet residential character.
Explore Jupiter Island →Waterfront estates along the Loxahatchee, Intracoastal corridors, and the golf communities of Admirals Cove, Bears Club, and Jupiter Hills.
Explore Jupiter →South Flagler waterfront, El Cid, Prospect Park, and new luxury developments including South Flagler House, The Berkeley, and Olara.
Explore West Palm Beach →Old Palm, Frenchman’s Reserve and other established golf communities. Family-oriented, with well-regarded public and private schools and a short drive to PBI.
Explore PBG →Royal Palm Yacht and Country Club, the Estates at Boca West, and oceanfront enclaves. A mature luxury market with strong year-round appeal.
Explore Boca Raton →The Process
Patience and precision. We track the listed and private markets in parallel, preparing quietly until value, fit, and timing align.
Tell us about the move you are considering. Not just the specifications, but what is driving it: the family considerations, the financial picture, how you want to live. The brief that produces the best outcome is rarely identical to the one we start with, and the conversation that shapes it is the most important part of the process.
Usually within a day, your Private Collection holds a short list of properties that fit your brief, including private exclusives and off-market leads from our agent relationships across Palm Beach County. Our notes follow as your interest does.
We arrange private showings around your visits and live video walk-throughs when you cannot be here. On the ground we share what we know: the neighborhood, the building or association, and how the property has traded. What we do not know, we find out.
When you are ready, we write the offer with you and negotiate it. Under contract, the inspection period is yours, and the inspectors, insurance broker and closing attorney you choose do their work. We keep the timeline moving and see the transaction through to closing.
Advisor Coordination
Most of our clients have existing advisory teams. A purchase of this scale carries tax, estate, entity, and insurance implications that extend well beyond the closing table. We coordinate directly rather than ask you to translate.
Contract review, title, entity structure, and any trust or estate matters specific to your purchase. We work with your attorney directly. If you need Florida counsel, we can recommend attorneys experienced in Palm Beach residential transactions.
Florida Homestead mechanics, the year-two reassessment, and any tax-timing implications around your closing. We coordinate with your CPA so the purchase reflects what they are planning, not the other way around.
Wire coordination, entity structure, reporting requirements, and integration with your broader balance sheet. We provide the documentation your family office needs, in the format they already use.
Purchases held inside a trust require specific documentation, approvals, and timing. We work inside the existing structure, not around it.
Wind, flood, and hazard coverage in coastal Florida is the variable that most often surprises buyers. We work with your broker or bring in specialized carriers to confirm availability and annual cost before you go under contract.
If the purchase is part of a broader portfolio decision (redeploying proceeds, releasing capital, or rebalancing), we coordinate with your investment team so capital moves on the schedule your broader plan requires.
Market Perspective
Palm Beach County’s luxury market is split. Well-priced homes in prime locations, especially waterfront and island property, still sell quickly and often privately. Overpriced listings sit, and the gap between asking and closing prices has widened in some pockets. For buyers that opens a negotiation window, but only on properties where the seller’s expectations have moved. Telling the two apart is much of what we do on the buy side. Insurance has become a larger part of the annual cost of owning near the water. We introduce you to an insurance broker early, so that number is in front of you before you decide.
Relocation Support
Each relocation is built around how your family lives and how the move changes your financial picture.
We handle the logistics so you can focus on the decision.
Common Questions
Since August 2024, under the rules that followed the NAR settlement, an agent needs a written buyer agreement before showing you homes. The agreement sets out services and compensation. In most Palm Beach County luxury transactions the seller still offers buyer-agent compensation in the listing terms, but it is no longer guaranteed. We walk through the structure and your obligations before anything is signed. If a property offers no compensation, we present your options and negotiate on your behalf.
A Private Collection is a secure workspace where we consolidate your entire search. Listed inventory, private exclusives, and off-market leads live in one place, each with an analytical memo attached. You invite whoever needs visibility (spouse, family office, attorney, designer) to review and comment directly. It replaces the scattered email chains and PDF attachments that slow most luxury searches down. Learn more about Compass Private Exclusives.
Three channels. Compass Private Exclusives are properties marketed within the Compass network before appearing on the MLS or public portals. Our direct relationships with listing agents across the county give us visibility into pocket listings and pre-market opportunities before wider distribution. And when a specific property, street, or community fits your brief, we contact owners directly on your behalf. All three channels feed into your Collection.
The basics first: the listing, how long it has been on the market, any price changes, and what we know about the street, the building or the community. When a property holds your interest, we go further: recent sales nearby and what they say about the price, and anything we have learned about the property from the listing side. The detail follows your interest.
Insurance is a real part of the cost of owning near the water in Florida. Waterfront and barrier island homes usually carry separate wind and flood policies, and premiums vary with the flood zone, construction, roof age and elevation. We are not insurance advisors. What we do is introduce you to an insurance broker early, before you are under contract, so you have a quote in hand while you decide. Our article on waterfront risk factors covers the detail.
Florida has no state income tax, which is the primary financial driver for most relocations from the Northeast, California, and Illinois. Property taxes typically range from 1.5% to 2.2% of assessed value depending on the municipality. The Homestead Exemption reduces taxable value by up to $50,000 and, more importantly, caps annual assessment increases at 3% through the Save Our Homes provision. To qualify, you file for Homestead by March 1 for the current tax year, and the property must be your primary residence as of January 1.
One detail that surprises many buyers: on a new luxury purchase, the property is reassessed at full market value. In year one, the seller’s pro-rated tax bill is typically based on a lower assessed value built up under their own Homestead cap. In year two, your tax bill reflects the new assessment, which often means a meaningful increase. We coordinate with your tax advisor to model this so the timeline and carrying cost are clear before you close.
Many of our clients purchase through LLCs, trusts or family office entities to keep their names out of public records. We structure the process accordingly from the first conversation: confidentiality agreements where needed, entity-level offers, and coordination with your attorney on title and vesting. Florida deeds and sale prices are public record, but a properly structured entity keeps your name off them. Information shared with the seller’s side is limited to what the transaction requires.
Yes. We represent buyers in pre-construction transactions across Palm Beach County, including projects in West Palm Beach, Palm Beach Gardens, and Boca Raton. The developer’s on-site sales team represents the seller, not you. Without independent representation, you negotiate contract terms, deposit structure, upgrade pricing, and closing timelines without an advocate. We review offering documents, assess the developer’s track record, and negotiate on your behalf.
Palm Beach County spans multiple FEMA flood zones, and a property’s designation directly affects insurance requirements, premiums, and long-term risk. AE zones (most barrier island and waterfront parcels) require federal flood insurance. X zones may not, though private flood coverage is still advisable. Beyond the FEMA map, we evaluate elevation certificates, historical storm exposure, seawall condition, and drainage infrastructure. Our waterfront risk analysis covers these factors in depth.
From accepted offer to closing, expect 30 days for cash and up to 45 days with financing. The search itself depends on your criteria and the season. November through April brings the most inventory and the most competition. The off-season often brings more flexible sellers. The best properties at the right price sell quickly, often within weeks or privately. We keep your Collection active until the right property appears, whether that takes days or months.
We look at what comparable homes have sold for recently, how long similar homes are taking to sell, and how the asking price compares with both. We share that with you plainly. What the property is worth to you is your call, and we help you make it.
When you are ready to make an offer, we build it with you from recent sales and the property’s time on the market, then negotiate price, terms and timing on your behalf. Where a seller values a quiet, certain transaction, we make sure your offer speaks to that. Our job is to help you buy the property you want on terms that work for you.
Begin Here
Share your brief and we will build your Collection. You decide from there.