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Between Palm Beach & Manalapan
Oceanfront condos on the island between Palm Beach and Manalapan. Renovated oceanfront penthouses with direct Atlantic frontage, five minutes south of Worth Avenue.
South Palm Beach, 33480
South Palm Beach, 33480
South Palm Beach, 33480
South Palm Beach, 33480
South Palm Beach, 33480
South Palm Beach, 33480
South Palm Beach, 33480
South Palm Beach, 33480
South Palm Beach, 33480
South Palm Beach, 33480
South Palm Beach, 33480
South Palm Beach, 33480
South Palm Beach, 33480
South Palm Beach, 33480
South Palm Beach, 33480
South Palm Beach, 33480
South Palm Beach, 33480
South Palm Beach, 33480
Market Intelligence
Closed sales in the selected window, grouped by price tier.
Data as of July 28, 2026 · Updated daily from Beaches MLS
Closed sales, Beaches MLS. Tiers with fewer than three sales show counts only.
The Neighborhood
South Palm Beach is a tiny oceanfront town on the barrier island just south of Palm Beach, given over almost entirely to oceanfront condominium living. It offers a direct-Atlantic address at the edge of Palm Beach at a more accessible and low-key scale than the island to its north.
Two things define the town. The first is its setting, a slim ribbon of barrier island with the ocean on one side and the Intracoastal on the other, and a skyline made up almost entirely of oceanfront condominiums. The second is accessibility. South Palm Beach offers beachfront living adjacent to Palm Beach and Manalapan without the estate scale of either, which makes it a practical entry to the barrier-island lifestyle and a natural fit for seasonal ownership.
| Setting | Barrier-island town just south of Palm Beach |
|---|---|
| Character | Small, oceanfront, low-key, and seasonal |
| The Draw | Direct oceanfront living at an accessible scale |
| On the Water | Atlantic beachfront with the Intracoastal close behind |
| Architecture | Oceanfront condominium buildings, mid-rise and boutique |
| How It Trades | Condo driven, with seasonal and value-oriented demand |
South Palm Beach is one of the smallest towns on the coast, occupying a narrow stretch of the barrier island where the ocean and the Intracoastal nearly meet. It developed as an oceanfront condominium community rather than an estate town, and that identity has held. Its position, immediately adjacent to Palm Beach and Manalapan, gives it proximity to two of the county’s most exclusive addresses without their scale or cost.
The town is effectively a collection of oceanfront buildings, from mid-rise towers to smaller boutique properties, most offering direct beach access and ocean views. This is where a buyer finds the barrier-island lifestyle at a more accessible entry, well suited to seasonal residents who want a beachfront base near Palm Beach. As in any condominium market, the building and its rules define much of the experience and the value.
Value here is a function of the building, its oceanfront position, its condition and reserves, and its rules, more than of the town as a whole. Demand is steady and often seasonal, drawn by the accessible entry to a Palm Beach-adjacent oceanfront address. Understanding South Palm Beach means evaluating its buildings individually and knowing which offer genuine oceanfront value.
The building stock is oceanfront and view-driven, ranging from established mid-century buildings to renovated and boutique towers. The town’s small scale and beachfront orientation keep it quiet and residential, without a commercial core of its own. Renovation and repositioning of older buildings are gradually lifting the town’s profile.
Side by side
Market data is pulled live from the MLS on a trailing twelve-month basis, across all property types. Neighborhood details below are reference.
View All Neighborhoods →Common Questions
Pricing, buildings, and diligence for the South Palm Beach condo market.
The luxury segment consists of renovated oceanfront penthouses and large corner units at the Barclay, Mayfair House, and a few smaller boutique buildings. At this level, expect 1,800–2,400+ square feet, wraparound balconies with direct Atlantic views, impact glass throughout, updated kitchens and baths, and in-unit laundry. Buildings offer private beach access, oceanfront pools, fitness centers, and some offer 24-hour doorman service.
These units compete with entry-level condos in Palm Beach at roughly one-third of the per-square-foot cost. The trade-off is building age and service level: even the best South Palm Beach buildings are 1970s construction with renovated interiors, not ground-up luxury. For buyers who prioritize ocean exposure and square footage over building pedigree, this tier represents the strongest value on the coast south of Palm Beach.
The Barclay is the largest oceanfront building (208 units, 9 stories) with a recently completed multimillion-dollar renovation of common areas including a saltwater pool, fitness center, and clubhouse. Two- and three-bedroom oceanfront units vary widely depending on floor, line, and renovation. Mayfair House (223 units, two buildings) offers dual pools, Japanese gardens, a beachfront clubhouse, and 24-hour doorman. Palm Beach Hampton and Dune Deck are smaller oceanfront buildings with fewer units and more attentive management.
For any building, request the reserve study, SIRS inspection report, recent assessment history, and insurance renewal terms as part of diligence. Some buildings are age-restricted (55+); confirm eligibility before pursuing any unit. The difference between well-managed and poorly-managed buildings in South Palm Beach is wider than in most markets, and it shows up in both carrying costs and resale.
Palm Beach condos in comparable oceanfront positions trade at a large multiple of South Palm Beach pricing per square foot. That gap is the core of the value argument here. Both sit on the same coastline with the same ocean. The difference is building quality, service level, and address prestige. Palm Beach offers full-service lobbies, concierge, valet, and newer construction. South Palm Beach buildings are older with more modest common areas and fewer staff, though several have invested significantly in renovations.
South Palm Beach is immediately south of the Palm Beach town line, so residents access the same restaurants, cultural venues, and resort amenities. The town has no clubs, dining, or retail of its own. For buyers whose priority is ocean frontage rather than building prestige, or who want a secondary unit near a Palm Beach primary residence, the math is straightforward.
Three scenarios come up most often. First, a buyer wants direct oceanfront living near Palm Beach without a Palm Beach commitment; the penthouse tier here delivers that at a fraction of the cost. Second, a client with a primary residence in Palm Beach or Manalapan acquires a South Palm Beach unit for staff, visiting family, or an overflow guest suite at a fraction of the carrying cost of a second unit on the island proper. Third, a buyer evaluating the full coastal corridor wants to understand every option between Palm Beach and Boca Raton.
The key diligence point is that South Palm Beach condos are not turnkey luxury. Even the best units require evaluating building-level financials: reserve adequacy, SIRS compliance status, insurance costs, and assessment history. The spread between well-managed and poorly-managed buildings is significant, and the wrong choice can mean a five-figure special assessment within the first year of ownership.
HOA fees vary with building size, amenities, and reserve funding. Full-service oceanfront buildings with doormen charge the most; smaller buildings run lower. Fees cover building insurance, reserves, maintenance, and staff.
The critical number is total cost of ownership: monthly HOA plus any pending special assessments plus individual insurance plus property taxes. A building with a low monthly fee and a large upcoming assessment is more expensive than one with a higher fee, no assessments and fully funded reserves. Florida’s SIRS legislation has accelerated this dynamic; buildings that completed the process carry lower ongoing risk than those that have not.
Rental policies vary by building. Some associations prohibit rentals or impose waiting periods (often 1–2 years after purchase). Others allow seasonal or annual leases with board approval. If rental income or flexibility is part of the strategy, confirm specific building rules before committing.
Seasonal (winter) demand is strong given the oceanfront location and proximity to Palm Beach. Annual lease rates vary with unit size, view, and condition; seasonal rates are significantly higher. For investors, cash flow modeling should account for HOA, insurance, taxes, and building-specific assessment exposure.
Florida’s structural integrity reserve study (SIRS) requirements mandate that condo buildings three stories or taller and 30+ years old complete structural inspections and fully fund reserves for major components. Most South Palm Beach buildings fall within these requirements given their 1960s–1970s construction dates.
Some associations have passed substantial per-unit special assessments for concrete restoration, roof replacement, or elevator work. Buildings that have completed the process offer more cost certainty; those still working through it carry more risk and tend to trade at a discount. This compliance status is a core part of our diligence on every South Palm Beach condo.
Condo insurance has two layers: the building’s master policy (funded through HOA fees) and the owner’s individual HO-6 policy covering interior improvements, personal property, and loss assessment coverage. HO-6 policies are a modest but real annual cost. Building master policies have increased significantly since 2022, driving HOA fee increases across the market.
Flood insurance is separate. Most buildings sit in FEMA flood zones AE or VE. Coverage is required by lenders and available through the National Flood Insurance Program or private carriers. Costs vary by floor (higher floors pay less) and building elevation. The FEMA Flood Map Service Center provides zone-specific data.
Many older buildings do not meet Fannie Mae warrantability standards due to reserve deficiencies, pending litigation, or high investor-occupancy ratios. Fewer than 1% of South Florida condo buildings carry FHA approval. In practice, some buildings are cash-only or require portfolio lenders willing to underwrite on a case-by-case basis.
Buildings with completed structural inspections and funded reserves are more likely to qualify for conventional financing, which broadens the buyer pool and supports resale. For buyers who prefer financing, identifying warrantable buildings is an essential first step. Most luxury-tier buyers in this market purchase with cash.
South Palm Beach is almost entirely condominiums. The town was incorporated in 1955 and developed as a condo market; single-family listings are extremely rare. Buyers seeking single-family oceanfront or waterfront homes should look at neighboring communities.
Manalapan (immediately south via Lantana) offers ocean-to-Intracoastal estates. Ocean Ridge provides single-family oceanfront and Intracoastal options farther south. Palm Beach to the north has both estate homes and luxury condos. For buyers who want a coastal location with a single-family footprint, these adjacent communities are the natural next step.
South Palm Beach offers oceanfront exposure near Palm Beach at a structural discount, which supports long-term demand. Palm Beach County condo prices have appreciated dramatically over the past decade, though individual building performance varies based on condition, management, and financial health.
The primary risk is building-specific: assessment exposure, insurance escalation, and reserve adequacy can materially affect returns. Associations that are through the SIRS process with funded reserves are positioned for more stable costs; those still in progress carry more uncertainty. At the luxury tier, the strongest plays are renovated units in well-managed buildings with clean financials. These observations reflect general market trends and should not be construed as investment advice.
Property taxes are assessed by the Palm Beach County Property Appraiser at roughly 1.8–2.1% of assessed value. Florida’s Homestead Exemption reduces taxable value by up to $50,000 for primary residences and caps annual assessment increases at the lower of 3% or CPI through the Save Our Homes provision. Details are at pbcpao.gov. Florida has no state income tax and no state estate tax.
For a penthouse with Homestead, expect a five-figure annual property tax bill. Non-homesteaded units (second homes, seasonal residences) pay on full assessed value without the annual cap. Factor taxes alongside HOA fees and insurance when modeling total carrying costs.
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