Buyer Intelligence & Acquisition Advisory

Entireties, trust, LLC or lady bird deed. The structure decides probate, privacy and the homestead cap, and the expensive mistakes are made in the closing week. The five structures, compared for the conversation with counsel.

The median compounded near 10 percent a year through August 2026 on supply that cannot grow, and the carry turns the trade into a store of wealth. What an acre costs, how the island compares with the mainland and the market, and where the season goes quiet.

Banyan Tree Residences sells at approval stage: a cleared tower, a 2029 target and a developer's contract carrying the weight. This guide walks the fifteen day window, the Sanctuary Club terms and the wellness floor's budget.

Membership at the Lost Tree Club starts only after closing, with two sponsors. The record covers the rest: dues by neighborhood, what each tier buys, the 45 percent of sales with no MLS closing, and the nine residences offered now.

Of 1,204 Palm Beach County closings at $3M and up in the twelve months through August 2026, 190 were under contract within a week of listing. That speed is the signature of deals arranged in private. The quiet lane measured by town and price, the fully private layer beneath it, and how buyers reach both.

From 2021 through August 2026, 225 Palm Beach houses worth $4.1 billion sold with no closing on either MLS board, the $155M record among them. The private share of dollars fell by more than half from the 2021 peak, except at the summit.

An LLC keeps your name off the deed and costs you the homestead cap, about $121,769 a year by year ten on a $10 million home. A trust keeps both. What each one shows in the public record, and how the contract keeps the choice open until closing.

Only 107 of 227 recent Palm Beach sales, counted through August 2026, appeared on both of the town's MLS boards. Reading either feed alone misses a quarter to a third of the open market, including a $122.7M sale. The split, measured, and what to do about it.

Buying from a builder is a different transaction. The contract was written for resales, the rider carries the protection, the walk-through doubles as a deadline, and the 1-2-10 warranty covers less than its name suggests. The guide we give our clients.

Keys targeted for 2029 make Edgeworth the longest contract-to-keys stretch on the drive. What the wait means for deposits, title and assignment rights, and how to weigh early pricing against the flagship's 2027 delivery.

Palm Beach County held 176 homes between $4.25M and $5.75M as of August 2026, split into 129 houses and 36 condominiums, and every one of its 17 oceanfront listings was in a building. This study shows what five million dollars really buys, product by product, from recorded MLS closings.

Reserving in 2026 for keys targeted at 2031 is the longest wait on our pipeline. What a signature locks, what stays open for five years, the Worth Avenue lounge, and the fifteen day window that does the real work.