Mr. C Residences

Yes, if you buy one of the 57 Hotel Residences on the lower floors. These units are furnished to hotel specification by Meyer Davis and Mr. C and join the hotel’s room inventory when 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 compared with a conventional condominium.

The upper-floor residences are outside the program and operate as standard condominiums. Revenue projections and management fees are available from the developer’s sales team. A Florida CPA familiar with condo-hotel structures should review the tax position before contract.

The building maintains complete separation between hotel and residential operations. Hotel guests and residents use separate arrivals, separate lobbies, and separate elevator banks. The condominium has three dedicated elevators reserved for residents only.

The private 8th-floor amenity deck is restricted to condominium owners and is not accessible to hotel guests. The three Bellini dining venues are shared between hotel guests and residents, though the Bellini Rooftop Lounge operates as a private venue.

This separation model mirrors the structure at Mr. C Coconut Grove. Some competing hotel-condo projects in the market share lobby and elevator access between hotel guests and residents. For buyers comparing these structures, our new developments page covers separation protocols across active projects. See also our West Palm Beach condos index for traditional condominium alternatives.

Comparable branded hotel-condo developments in South Florida assess on a per-square-foot basis each month, though actual fees at Mr. C will depend on the final budget adopted by the condominium association.

Monthly assessments at branded developments typically exceed those at traditional condominiums. The additional cost reflects hotel staffing, food and beverage operations, and the full-service amenity program. Buyers should model these costs against comparable buildings when evaluating total cost of ownership.

For a broader view of condo fee structures across the market, visit our condos page or contact our team for a detailed cost-of-ownership analysis.

Mr. C is the only condo-hotel among the new developments we cover in West Palm Beach, which sets it apart from the conventional condominium towers. The Cipriani brand adds dining, room service and a hotel-managed rental option that unbranded buildings do not offer. Unit sizes of 830 to 2,200 square feet are smaller than most competing buildings, reflecting the hotel format.

The Berkeley, at a similar price level, offers Clear Lake frontage and larger family floor plans without hotel services. Olara offers Intracoastal frontage, a marina and a José Andrés restaurant without a hotel. The Flagler Drive waterfront towers, including The Bristol, sit at a higher price per square foot. Our new developments page provides side-by-side comparisons.

The building includes three Bellini-branded dining venues operated by the Cipriani family. Bellini Café, located on the ground floor, is modeled after a classic Italian pasticceria and is open to the public. Bellini Restaurant, on the 25th floor, serves Italian cuisine with views of Palm Beach Island and the Atlantic.

The Bellini Rooftop Lounge operates as a private venue with direct views across the Intracoastal. Residents also have access to 24-hour room service, in-residence dining for private events, and event catering managed by the hotel’s food and beverage team.

Unlike developments that lease ground-floor space to third-party restaurant operators, Mr. C operates its dining venues in-house through the Cipriani brand. For buyers who prioritize on-site dining, our new developments page notes food and beverage offerings at each project. See also our West Palm Beach condos index for buildings with restaurant tenants.

Property taxes at Mr. C Residences are assessed at the Palm Beach County millage rate, which varies by assessed value and applicable exemptions. Florida has no state income tax.

Buyers who plan to use their unit as a primary residence may qualify for Florida’s homestead exemption, which caps annual assessed value increases at 3% and provides a $50,000 exemption from taxable value. However, units enrolled in the Mr. C hotel rental program (floors 2–8) are not eligible for homestead exemption under Florida law.

For buyers purchasing through an entity (LLC or trust), homestead eligibility depends on the ownership structure. We recommend consulting a Florida-licensed tax attorney before closing. For additional context on purchasing in the Palm Beach County market, visit our buyer services page or contact our team for a referral to qualified tax counsel.