The Ladder, Line by Line
South Flagler House holds 108 residences across two 28 story towers by Robert A.M. Stern Architects, the firm's first residential high rise in Florida, with delivery set for 2027. Most of the building sold in the launch waves. What remains listed is the readable part of the ledger. It spans the building's whole range: two entry two bedrooms, several tower residences through the middle floors, and the duplex at the top. Every line below is an asking price from the building's published inventory, and any of them can go under contract tomorrow.
Source: South Flagler House active listings via the MLS, September 2, 2026. Asking prices move as inventory sells
What a Foot Costs, Floor by Floor
The per foot ladder is the piece worth memorizing. The first floor two bedroom asks $3,299 a foot and the second floor three bedroom asks $3,105, the building's entry rungs. The middle of the tower firms into the mid three thousands, $3,350 on the 18th floor. Then the top of the ladder breaks away. The 23rd floor asks $4,388, two of the largest spreads ask near $4,950, and the duplex asks $5,035. Floor height matters here, but the sharper driver is the line itself, how much of the floor plate a residence takes and what it sees in both directions.
- $3,105 · the entry rung
- $3,218 · The Bristol, recorded
- $4,388 · the 23rd floor
- $5,035 · the duplex
Source: South Flagler House active listings, September 2, 2026. Bristol figure from recorded MLS closings, trailing twelve months.
The $70 Million Question
The duplex penthouse asks $70M for 13,904 square feet, seven bedrooms across two floors at the top of the south tower. No condominium sale in West Palm Beach history has closed near that number, which is precisely the point. The listing is Related Ross underwriting its own thesis in public, that the city's waterfront now competes with the island for the largest fortunes rather than serving as its overflow. Whether the market ratifies the number is the most watchable single data point in the county, and this page will record the answer when it comes.
The Bristol Yardstick
Asking prices need a recorded anchor, and the street provides one two blocks north. The Bristol's complete sales history runs 49 closings since the building opened, and its trailing year recorded a $15.3M median at $3,218 a square foot, recorded money rather than aspiration. Read against it, South Flagler House's entry rungs ask roughly what The Bristol closes at, and everything above the 20th floor asks a premium the street has never recorded. That premium is the price of the Stern name, the new build, and the two tower club program, and it is exactly what the first resales will test.
Sources: the building's open listings and recorded MLS closings.
How to Read an Asking Market
Three disciplines keep an asking ladder honest. First, asking is not clearing: until closings record, every figure here is the developer's position, and the street's recorded history is the only settled evidence. Second, the ladder moves: prices step with each release, so the September 2026 snapshot above is a dated document by design. Third, the next data point is already scheduled. Edgeworth launches the same developer's next chapter directly next door from $2.5M, and its releases will price against this ladder. The county pipeline has never offered a cleaner controlled experiment.
Bottom Line
Eight open listings put South Flagler House's beliefs on the record: $8.55M to enter, $70M for the crown. The asking ladder runs $3,105 to $5,035 a foot against The Bristol's $3,218 recorded. The entry rungs price at the street's proven level. The upper floors ask the street to reprice again. The first closings will say which side was right.
For a buyer reading this ladder: Ask us for the line by line comparison against The Bristol's closed record before you visit the gallery. Knowing which rungs carry proof and which carry hope is the entire negotiation.
Active listing data is the building's open inventory as recorded in the MLS on September 2, 2026, eight listings, asking prices only. Per foot figures divide asking price by listed interior square footage. The Bristol figures are recorded MLS closings: 49 since opening, and the trailing twelve month median and per foot figure from our live feed. Asking prices change with each developer release and listings leave the market when contracts sign, so this page is a dated snapshot by design. Building facts follow the developer's published materials as of September 2026 and are subject to change.
This is market data, not investment advice.
South Flagler House published inventory and developer materials (southflaglerhouse.com).
Recorded MLS closings for The Bristol, via our live feed.
Palm Beach Luxury, The Bristol sales history and the building pages.
