The Island's Door
Buyers who want the Palm Beach address without Midtown pricing end up on the south end row, and The Enclave is its value anchor. Two 1985 buildings share amenities and beach access across the row, with the Par 3 course and Phipps Ocean Park minutes away. Plans run from two bedroom lines to combined residences, and condition varies more than in any building we track, which is exactly the opportunity.
The Building's Own Ladder
The spread between an original line and a renovated one here is the island's cheapest renovation margin. Entry trades near two million, finished product has recorded to $5M, and the difference pays for serious work with room left. Owners who bought the worst line and built the best have been the building's consistent winners, and the ledger shows them.
The Renovation Math
The arithmetic is simple enough to run at the kitchen table. Take a recorded entry trade, add a full renovation at current island rates, and the total still lands under the building's finished ceiling. The margin is not guaranteed, because association approvals, logistics and carrying costs all take their share. It has held through the recent trades, and the ledger below is the evidence.
The Market
The last two years recorded 4 closings at $808 per square foot at the median, on a quick clock when lines price to condition. The 1985 paper is the diligence point. Reserves, assessments and the renovation pipeline decide whether the entry price is a bargain or a budget, the reading we walk through in Reading the Condo Budget.
BeachesMLS recorded closings, board twins deduplicated.
The Ledger
The recorded history follows. Read the per foot column against condition, because the building's whole economics live in that gap.
BeachesMLS recorded closings, board twins deduplicated. Owners are not named.
The Row Around It
The south end row runs from Sloan's Curve toward the town line, and The Enclave anchors its value end. The neighboring ledgers at Sloan's Curve and 2770 South Ocean price the row's upper tiers, so the whole stretch reads as one beach with three entries. Walking the row before choosing a building is the cheapest diligence on the island.
Bottom Line
The Enclave recorded 4 sales in two years at a $2.1M median, with renovated lines reaching $5M. It is the island's recorded entry and its cheapest renovation margin in one address. Underwrite the association's paper, buy condition honestly, and the door opens at a number the rest of the island cannot match.
For a buyer at The Enclave: read the association's paper before the floor plan, and price the renovation before you price the view.
Every figure is a BeachesMLS recorded closing at 3170 South Ocean Boulevard from November 2024 through October 2026, board twins deduplicated. Medians on few trades are directional and labeled so. Building facts follow the public record: 72 residences across north and south buildings from 1985. This is market description, not a valuation of any property.
BeachesMLS recorded closings via our licensed feed, pulled November 5, 2026.
