The Berkeley Palm Beach

HOA fees have not been published. Based on comparable buildings in West Palm Beach (including The Bristol and other full-service condominiums with similar amenity programs), monthly fees for this building class typically range from $2.00 to $3.50 per square foot .

For a 2,400 SF two-bedroom residence, that projects to approximately $4,800–$8,400 per month. For a 4,200 SF four-bedroom, the estimate is $8,400–$14,700 per month. These figures typically cover 24-hour staffing, valet, concierge, pool and spa maintenance, building insurance, reserves, and management fees. The 40,000 SF amenity program and full emergency generator will be factors in the final budget.

Buyers should request the proposed association budget during the contract review period. Our buyer advisory team reviews HOA budgets and reserve studies as part of due diligence for new development purchases in Palm Beach County.

The Berkeley is built to Category 5 hurricane-rated window specifications and includes a full building emergency generator, both standard for this building class in South Florida. The specification level beyond code is defined by the standard finishes: Snaidero Italian cabinetry, Sub-Zero refrigeration, Wolf gas cooktops and ovens, Dekton marble countertops, and European whitewashed oak flooring throughout.

Ceiling heights range from 9 to 11 feet. The champagne-tinted glass on the facade provides UV filtration and glare control in addition to its design function. All residences are pre-wired for smart home integration and automation, with custom lighting design included in the base specification.

Arquitectonica serves as both architect and interior designer, meaning a single firm is responsible for continuity between exterior and interior specifications. Buyers should request the full specification sheet and warranty documentation during the reservation process. Our team at Palm Beach Luxury can facilitate access to the sales gallery and provide independent assessments of new construction product across the market.

The Berkeley is priced above most downtown West Palm Beach inventory but below the ultra-luxury tier represented by The Bristol (developed with Al Adelson’s involvement, averaging $10M per unit). The $1.9M–$10M+ range and family-oriented floor plans serve a different buyer profile than The Bristol’s product.

The Berkeley differs from competing new inventory in several respects: its Clear Lake waterfront position, east-west floor plans on every unit, the amenity program with dedicated children’s and teen programming, and Arquitectonica’s role as both architect and interior designer. The flex-room layouts allow reconfiguration as office, media room, or bedroom, a format not available in most competing fixed-room plans.

Relative to oceanfront options on Palm Beach Island or waterfront condominiums on the Intracoastal, The Berkeley offers higher interior specifications and a lower price-per-square-foot, but without ocean proximity. The downtown location provides direct access to the financial district. Our new development advisory practice covers every active project in the county and can provide side-by-side comparisons.

Buyers establishing primary residence at The Berkeley eliminate state income tax on all income sources, including capital gains and investment income. Palm Beach County property taxes are assessed at approximately 2% of the property’s assessed value, varying by tax district and applicable exemptions .

Buyers who establish Florida as their primary residence may qualify for a homestead exemption, which caps annual assessed value increases at 3% (or CPI, whichever is lower) and provides a $50,000 reduction in assessed value. For a $3.5M purchase (The Berkeley’s approximate average), the homestead exemption produces a material reduction in long-term tax burden compared to non-homesteaded properties, where assessments can adjust to full market value annually.

Buyers relocating from high-tax states (New York, Connecticut, New Jersey, California, Illinois) should coordinate with their tax advisor on domicile establishment timing, as Florida residency must be properly documented to avoid dual-state claims. Our team works with relocating buyers regularly and can provide introductions to tax professionals who specialize in state residency transitions. See our buyer services for the full scope of our advisory practice.

Rental policies have not been published . Based on comparable full-service condominiums in West Palm Beach, buildings in this class typically impose minimum lease terms (often 90 days to one year) and may limit the number of leases per year or require association approval of tenants.

The Berkeley’s floor plans and amenity programming are oriented toward owner-occupants and families rather than short-term rental use. Buyers who intend to lease their unit should confirm the rental provisions in the declaration of condominium before executing a purchase contract.

For investors evaluating The Berkeley alongside other new developments or existing condo inventory in West Palm Beach, our advisory team can review the rental provisions of each development we cover.

The Berkeley has not yet delivered, so no resale data exists. Performance at delivery will reflect West Palm Beach’s trajectory as a financial center, the pace of corporate relocations, interest rate conditions, and the building’s delivered quality relative to buyer expectations. The developer’s Bristol project has appreciated since its 2019 delivery, though the two buildings serve different market segments.

Factors that may affect long-term value include the Clear Lake waterfront position (a finite resource in downtown West Palm Beach), the Fern Street Extension improving area access, and the limited supply of large-format, family-oriented floor plans in the downtown market. The flex-room layouts allow the space to be configured for different uses depending on the buyer, which broadens the potential resale pool.

Buyers should evaluate pre-construction pricing against comparable delivered product in the area. Our team at Palm Beach Luxury tracks resale activity across all West Palm Beach condominiums and can provide transaction data, absorption rates, and price-per-square-foot trends for new developments in the market.