Palm Beach County Real Estate
FAQ 2025

Carla Christenson is the #1 Top Producer at ONE Sotheby's International Realty in Jupiter, FL. A native Floridian with 29+ years of experience, she has closed over $1 billion in luxury residential real estate across Palm Beach County and the Treasure Coast. She specializes in waterfront estates, private golf communities, new construction condos, and Sports & Entertainment clients who require total discretion.

Read Carla's full biography →

Carla serves all of Palm Beach County and the Treasure Coast: Jupiter, Jupiter Island, Palm Beach Island, Palm Beach Gardens, Tequesta, Hobe Sound, North Palm Beach, Juno Beach, Singer Island, West Palm Beach, Wellington, Loxahatchee, Lake Worth, Stuart, Sewalls Point, and Port St. Lucie.

Carla maintains a 97.8% list-to-sale ratio — meaning her sellers consistently receive within 2.2% of asking price, well above the county average of 94–95%. This reflects her strategic pricing, cinematic marketing, and deep buyer relationships.

Yes. Carla is a member of ONE Sotheby's Sports & Entertainment Division, specializing in professional athletes, executives, entertainers, and high-net-worth individuals requiring discretion, fast closings, and off-market access. All showings can be conducted under NDA.

Call or text: (561) 307-9966
Email: cchristenson@onesothebysrealty.com
WhatsApp: wa.me/15613079966
Or use the contact form on the main site.

Luxury homes in Jupiter range from approximately $1.5M for golf community villas to $20M+ for waterfront estates. The median price for homes above $2M is approximately $4.2M as of 2025. Waterfront estates with deep-water dockage typically start at $5M.

Explore the full Jupiter luxury homes guide →

Jupiter's top luxury neighborhoods:

Admirals Cove — deep-water marina + two golf courses, $2M–$20M+
The Bears Club — ultra-exclusive Jack Nicklaus design, 92 homes, $3M–$20M+
The Loxahatchee Club — panoramic golf, 289 homes, $1.5M–$8M
Jonathan's Landing — marina + golf, 1,213 homes, $600K–$7M
Jupiter Country Club — 528 homes, $700K–$4M
Jupiter Island — barrier island oceanfront estates, $3M–$100M+

Yes. Jupiter has shown consistent appreciation over 20+ years driven by limited waterfront land, no state income tax, A-rated schools, world-class golf and boating, and strong relocation demand from the Northeast and Midwest. Luxury segment appreciation has outpaced the national average by 2–3× since 2020.

Off-market Jupiter homes require a highly connected local agent. Carla's 29 years of relationships with private sellers, estate attorneys, developers, and fellow agents gives her clients exclusive access to properties that never appear on the MLS. Call (561) 307-9966 for off-market access.

Jupiter's private golf clubs: Admirals Cove ($285K–$475K initiation), The Bears Club ($350K bond), The Loxahatchee Club ($250K), Jonathan's Landing ($150K golf), Jupiter Country Club ($125K), and Trump National Jupiter ($500K).

See full membership fees & 20+ clubs →

Admirals Cove in Jupiter: initiation $285,000–$475,000 (Golf), annual dues approx. $41,776–$48,837. 891 homes, two 18-hole courses, 68-slip private marina. The only community in Palm Beach County offering both championship golf and deep-water marina dockage.

The Bears Club in Jupiter: $350,000 membership bond (75% refundable to the member), annual dues approx. $31,200. Only 92 homes. The Jack Nicklaus-signature course is consistently ranked among Florida's top 10. Trail fees $1,300/year. Equity refund to seller: 80%.

BallenIsles Country Club in Palm Beach Gardens — multiple tiers:

Full Golf Equity: $295,000, annual dues $31,522
Sports Equity: $220,000, annual dues $31,522
Racquets Equity: $170,000, annual dues $30,252
Social: $170,000, annual dues $16,452

1,570 homes, three 18-hole courses, 16 tennis courts, fitness center, spa.

Frenchman's Creek in Palm Beach Gardens: $375,000 equity membership (mandatory), annual dues approx. $53,447 — the highest in Palm Beach County. 606 homes, two 18-hole courses, private beach club on the ocean, 13 tennis courts. No outside members; membership transfers with the home.

Mirasol in Palm Beach Gardens: Golf initiation $300,000, annual dues $33,671. Sports initiation $175,000. Social initiation $115,000. 1,170 homes, two Arthur Hills-designed courses, 20 tennis courts.

Trump National Golf Club Jupiter: Full Golf $500,000 initiation, $35,000 annual dues (inclusive). Junior membership $175,000. Social/Spa membership $90,000. 74 homes, boutique and ultra-private atmosphere.

Panther National is an ultra-exclusive, invitation-only new golf community in Palm Beach Gardens designed by Tiger Woods and Justin Thomas. Home prices range from $3M to $20M+. Membership details are by invitation only — contact Carla for access information.

It depends on the club. Frenchman's Creek, Bears Club, and Admirals Cove are members-only communities — you must own property there. Some clubs like Trump National Jupiter and Jupiter Country Club allow non-resident memberships on a limited basis. PGA National has more accessible membership tiers. Carla can advise on current availability for your target club.

Initiation fees are set by the club and generally non-negotiable. However, sellers sometimes offer to pay the initiation fee as part of a deal (a concession worth hundreds of thousands of dollars). Carla regularly structures negotiations that include club membership concessions — something an inexperienced agent may not know to ask for. Ask Carla about this strategy →

Top new construction condos as of 2025:

Forté on Flagler — $14.7M–$47.5M · 41 units · Completed 2025
South Flagler House — $5.9M–$72.5M · ~105 units · Est. 2027
Alba Palm Beach — $2.5M–$7.5M+ · 55 units · Spring 2026
Olara — $1.5M–$8M+ · 275+ units · Est. 2027
Ritz-Carlton Residences — $3M–$15M+ · 138 units · Est. 2028
Mr. C Residences — $2M–$8M · 146 units · Est. 2026
The Berkeley — $1.9M–$9.5M+ · 193 units · Est. 2027
Panther National — $3M–$20M+ · Invitation only

See full details on all 10 developments →

Forté on Flagler at 1309 South Flagler Drive, West Palm Beach is a completed 25-story luxury tower with 41 residences (2 per floor), ranging 4,200–8,900 SF priced at $14.7M–$47.5M. Move-in ready. Features: private elevator foyers, 75-ft lap pool, full-service spa, screening theater, direct Intracoastal and Palm Beach Island views, 24/7 concierge and valet.

South Flagler House at 1355 South Flagler Drive, West Palm Beach consists of two 28-story towers with approximately 105 residences ranging 1,796–13,897 SF priced $5.9M–$72.5M. Under construction. Estimated completion: 2027. Features: classical limestone architecture, 50,000 SF of amenities, private marina, 25-m lap pool, resort pool, wine room, full-service spa.

Alba Palm Beach is a 22-story tower with 55 residences + 4 townhomes, priced $2.5M–$7.5M+ (penthouses from $6.95M). It is the only new residential tower built east of Flagler Drive — offering both sunrise and sunset views. Features private docks and boat slips, two pools, fitness center, and social lounge. Topped off May 2025; completion Spring 2026.

Olara is a 40-story luxury tower in West Palm Beach with 275+ residences priced $1.5M–$8M+. Developed by Savanna, it features a restaurant by Chef José Andrés, full spa, tennis courts, multiple pools, golf simulator, co-working spaces, and private club. Estimated completion 2027–2028.

Absolutely yes. The developer's on-site sales agent represents the developer's interests — not yours. A buyer's agent like Carla reviews developer contracts for unfavorable terms, negotiates upgrades and concessions, provides independent comparable resale values, and costs you nothing — the developer pays the buyer's agent commission. Carla also provides VIP pre-release access to units before the general public.

Pre-construction buyers typically secure lower pricing before public release, can often select preferred units, floors, and finishes, and may see significant appreciation by the time the building closes. In Palm Beach County, several projects have appreciated 20–40% from contract to closing. Carla provides VIP pre-release access and thorough contract review for all developer deals.

Forté on Flagler currently holds the top pricing with residences up to $47.5M. South Flagler House will surpass that with a penthouse listed at $72.5M upon completion in 2027. Both are on South Flagler Drive with direct Intracoastal and Palm Beach Island views.

Florida closing costs for buyers typically total 1–3% of the purchase price and include:

• Documentary stamps on the mortgage (0.35% of loan amount)
• Intangible tax (0.2% of loan)
• Owner's title insurance
• Lender's title insurance
• Attorney and settlement fees
• Recording fees
• Prorated property taxes and HOA dues

Sellers typically pay 5–6% in commissions plus documentary stamps on the deed (0.7% of sale price).

With financing: 30–60 days from executed contract. Cash closings can be completed in 10–14 days. For new construction, expect 3–12 months depending on construction stage. Carla's team accelerates timelines through relationships with local title companies and real estate attorneys.

Florida's homestead exemption reduces assessed property value by up to $50,000 for primary residences. Florida also has the Save Our Homes cap, limiting annual assessed value increases to 3% or CPI — whichever is less. This can translate to tens of thousands of dollars in annual property tax savings over time, especially in an appreciating market.

HOA fees vary significantly by community size and amenities.

Small, exclusive clubs (Bears Club, 92 homes): $2,000–$4,000/month
Mid-size communities (BallenIsles, Frenchman's Creek): $1,000–$2,500/month
Larger communities (Jonathan's Landing, Jupiter Country Club): $500–$1,200/month

Club dues are generally separate from HOA fees. Always request a 12-month HOA budget and reserve study before making an offer.

Yes. Non-US residents and foreign nationals can purchase Florida real estate with few restrictions. Foreign buyers should be aware of FIRPTA (Foreign Investment in Real Property Tax Act), which requires withholding of up to 15% of the sale price at closing — this is a tax prepayment that can be reduced or refunded via IRS filing. Carla's team works with international buyers and coordinates FIRPTA-compliant closings regularly.

The 2025 Palm Beach County luxury market remains robust and supply-constrained. Median sale price in the $2M+ segment is up approximately 8% year-over-year. Inventory remains tight in Jupiter and Palm Beach Island. New construction is absorbing significant demand from high-tax state relocators. Days on market for correctly priced luxury homes averages 45–75 days.

No. Florida has no state income tax, no inheritance tax, and no estate tax. For a household earning $1M+ annually relocating from New York, New Jersey, California, or Illinois, the annual tax savings can exceed $100,000–$200,000+. This is one of the primary drivers of Palm Beach County's sustained luxury demand.

Palm Beach Island is one of the most coveted real estate addresses in the world — a barrier island with ocean-to-lake lots, historic estates, Worth Avenue luxury shopping, and strict architectural preservation. Supply is permanently constrained by geography. Entry condos start around $1M; single-family estates range from $5M to $100M+.

Explore the Palm Beach Island real estate guide →

Palm Beach Gardens is known for world-class golf communities (BallenIsles, Frenchman's Creek, Mirasol, Old Palm, Panther National), A-rated public schools, upscale retail at The Gardens Mall, proximity to PBI Airport, and a family-friendly yet sophisticated lifestyle. It is the largest land-area city in Palm Beach County.

Explore the Palm Beach Gardens luxury homes guide →

Wellington is the winter equestrian capital of the world. It hosts the Palm Beach International Equestrian Center and the Global Dressage Festival, attracting equestrian enthusiasts and professionals from around the globe each January–April. Equestrian properties — from polo farm estates to equestrian-friendly gated communities — are the primary luxury market driver.

Palm Beach International Airport (PBI) — primary commercial airport, 15–20 min from West Palm Beach, 25–35 min from Jupiter.
Fort Lauderdale-Hollywood International (FLL) — 60–75 min south.
Miami International (MIA) — approx. 90 min south.
North Palm Beach County General Aviation Airport (F45) — executive/private aviation, closest to Jupiter.

Palm Beach Gardens and Jupiter are widely considered to have the best public schools in Palm Beach County — including Dwyer High, Jupiter High, and Palm Beach Gardens High. Top private schools: The Benjamin School, Palm Beach Day Academy, and The Weiss School. Wellington is also noted for equestrian-community schools.

Yes. Through ONE Sotheby's International Realty's global network of 26,100+ advisors in 84 countries, Carla regularly works with buyers from Canada, the UK, Brazil, and Europe. She coordinates international wire transfers, FIRPTA-compliant closings, and can connect buyers with bilingual attorneys and financial advisors.