Three Models, One Entry Band
Twelve of the county pipeline's sixteen projects rise in West Palm Beach, and these three compete for the same downtown buyer. Mr. C Residences stacks 146 condominiums above a 110-room hotel with three Bellini dining venues in the building. The Berkeley plants 193 family residences on Clear Lake behind 40,000 square feet of amenities. Banyan Tree Residences brings 88 homes under a hospitality brand making its American debut. The entries sit within a few hundred thousand dollars of one another, so a buyer holding that first sum faces a decision about format before any decision about finishes. The pipeline hub carries the underlying records, and every figure in this piece is an asking price.
The band matters because of what surrounds it. The county pipeline holds 1,834 residences across its sixteen projects, with the tops now reaching a $70M penthouse ask at South Flagler House, and most of that inventory prices well above the first rung. These three are where the ladder starts. The same buyer can tour all of them in a single week and come home with three unlike answers to the same question, which is what makes the head-to-head worth reading before any gallery visit.
The Hotel Case
Mr. C's argument is service. Fourth-generation hoteliers Ignazio and Maggio Cipriani put a working hotel under the homes, so the ground-floor café, the 25th-floor restaurant, the private rooftop lounge, room service and the concierge run on a hotel's payroll rather than an association's ambition. Terra and the Morrison family's Sympatico Real Estate are building the 27-story tower at 320 Lakeview Avenue with construction financing from Tyko Capital, Arquitectonica drew the architecture, Meyer Davis the interiors, and work is under way. Fifty-seven lower-floor residences can join the hotel's rental inventory when their owners are away, a tier with its own tax arithmetic.
The trade is size. Interiors run 830 to 2,200 square feet across one to four bedrooms, the smallest homes of the three, with every residence carrying a private terrace and a western exposure toward Palm Beach Island. Our product study measures the mix line by line, and our diligence guide walks the condo-hotel questions before contract.
The Mr. C Residences and Berkeley building pages and our pipeline pages, September 22, 2026. All prices are asking.
The Family Tower Case
The Berkeley's rebuttal is floor area. Its smallest two-bedroom measures 2,061 square feet, nearly the footprint of Mr. C's largest plan, and the line runs through flex-room three and four bedrooms to a penthouse collection reaching 5,834. Al Adelson, the developer behind The Bristol, leads the project, and Arquitectonica designed the tower and its interiors, the same firm that drew Mr. C. Every residence reads through the building with east and west exposures, and the amenity levels separate children's, teen and adult zones across a seventh-floor deck and an adults-only rooftop.
Ground broke in December 2024 on the 1.92-acre lakefront site, with construction financing from Windsor Private Capital and vertical work planned through topping off toward completion. Our report on The Berkeley makes the longer case. The short version is that this is the field's family product, priced for owners who need rooms more than room service.
The Wellness Flag
Banyan Tree Residences is the smallest and slowest of the three. The plan holds 88 residences downtown, every home a corner unit, beneath a full wellness floor, and the project marks the brand's American debut. Entry matches The Berkeley's, and delivery targets 2029, the longest wait in the field. The buyer here trades that wait for the shortest resident list downtown and a building organized around wellness rather than dining or family programming. Against Mr. C the contrast is nearly total, since one building sells a hotel's bustle and the other sells its absence.
The published record on Banyan Tree is the thinnest of the three, which is normal for the pipeline's furthest year. The count, the entry and the wellness format sit on the census, and the rest arrives with the sales program. A buyer drawn to the format should treat every open question, from the amenity schedule to the association budget, as an item for the contract review rather than an assumption.
The Calendar Decides
The delivery ladder splits the rivals as cleanly as the formats do. The 2027 wave carries 380 residences countywide, and Mr. C is the largest block in it. The Berkeley lands in the following year's wave of 606, the pipeline's heaviest, and Banyan Tree in the 464-home wave behind that. A contract at Mr. C therefore means keys a full year ahead of one rival and two years ahead of the other, at the lowest entry of the three.
Our building and pipeline pages, September 22, 2026. Mr. C and Berkeley figures follow their building pages, Banyan Tree the pipeline census.
The trade runs the other way too. The earliest keys open the smallest rooms, and a buyer who needs family floor area cannot find it on this price sheet at any figure. None of the three has delivered, no sale has recorded on the open feed at Mr. C or The Berkeley in the trailing twelve months, and a resale market at any of them waits on delivery. The year a building arrives also sets the company it keeps, because each wave delivers together and competes for the same buyers at once, and the earliest wave is the smallest.
Bottom Line
Downtown's entry band now offers a hotel, a family tower and a wellness flag at nearly the same first price. Mr. C wins on money and on the calendar, The Berkeley wins on floor area, Banyan Tree wins on scarcity, and each win is a trade the other two refuse to make. Match the format to the life first and let the negotiation come second. Every figure in the field is an asking price, and the record that will settle the argument does not exist yet.
For buyers holding entry money downtown: We read all three price sheets against the published record and the delivery ladder, then negotiate the one whose format fits the life you plan.
Mr. C Residences figures follow our building page as cached September 22, 2026, including the unit sizes, the hotel structure and the development team. The Berkeley figures follow its building page the same day, including the December 2024 groundbreaking and the Windsor Private Capital financing. Banyan Tree Residences figures follow our pipeline census. Entry prices are the developers' published figures as carried on our pipeline pages, all asking. The $300,000 spread is the difference between the Mr. C and Berkeley entries. Delivery-year wave totals follow the same census, and no sale has recorded on the open feed at Mr. C or The Berkeley in the trailing twelve months.
This is market data and analysis, not investment advice.
The Mr. C Residences and Berkeley building pages on this site, September 22, 2026.
The Palm Beach Luxury new developments pipeline census.
Palm Beach Luxury: our product study and diligence guide for Mr. C and our report on The Berkeley.
