For the buyer walking into a West Palm Beach sales gallery for the first time, who wants to leave with answers rather than a rendering and a deposit receipt.
This page explains. Whether the building suits you is a separate conversation. Contact the desk at Miami Dossier for the current position on any building we cover.
Six questions, in writing, before a reservation: what this reservation binds and whether it is refundable; what the developer has filed and who the developer entity is; which lines are left and on which floors; when the building will be finished and what is paid before then; what the first-year budget and the reserves look like; and what the water, the dock or the spa in the brochure actually promises in the documents. Edgeworth takes a fully refundable reservation ahead of a 2027 construction start. Banyan Tree publishes a May 2026 deposit schedule and no completion date. Olara is at floor 15 with phased delivery. South Flagler House is topped out for March 2027. Alba is finished, so there is no reservation, only a contract. None of the five publishes a price; the desk quotes each by line.
A reservation is not a purchase. In Florida a reservation deposit on a new condominium sits in escrow and is refundable until the buyer signs the purchase agreement; the 15-day cancellation right for a new condominium runs from the contract, not from the reservation. Edgeworth's developer publishes exactly that structure: a fully refundable reservation deposit now, staged payments tied to construction milestones once a contract is signed, the balance due at closing. Ask every gallery three things: where the reservation money sits and in whose name, what converts it to a contract and when, and whether the price on the reservation is held or only the place in line. Read when a Miami pre-construction reservation becomes binding and reservation vs contract at Edgeworth.
Every new condominium offered in Florida is filed with the state's condominium division before contracts are taken, and the filing names the developer entity. Ask for the filing number and the entity. On our file Banyan Tree's developer entity is 400 Hibiscus Acquisitions, LLC, presented as Mast Capital and Curated JCZM Development; Olara is Savanna with construction by SavCon and Gilbane; Edgeworth and South Flagler House are Related Ross; Alba is BGI Companies with Blue Road. The entity on the contract is the one that owes you the building, and its record is yours to check. Read verify a developer record and who is building Olara.
A gallery shows the building; a buyer needs the stack. Ask for the availability list by line and floor, which lines have sold out, and whether the lines left share an exposure the sold ones did not. South Flagler House's Park Residences, on floors one to three, are approximately 80 percent sold, so the question there is which of the remaining lines face the Norton Sculpture Garden and which have the first-floor gardens. At Olara the question is which phase a line falls in. At Alba the developer's final inventory is the whole answer. Edgeworth publishes no bedroom mix yet, which means the reservation is a place in line for a plan not yet released; ask when plans are released and whether a reservation may be cancelled on seeing them. Read floor plans and unit mix at South Flagler House and how to read a Miami floor plan.
Ask for the delivery statement and the deposit schedule as documents, not as a sentence from the gallery. The five on our file span the range: Alba completed June 2026; Olara phased late 2026 through 2028; South Flagler House March 2027; Banyan Tree no date; Edgeworth closings anticipated second quarter 2030. Banyan Tree's May 2026 schedule stages deposits at contract milestones with the majority at closing. Read which new West Palm Beach condo you can move into first, the pre-construction deposit schedule explained and where your deposit actually sits.
The developer's estimated operating budget is in the condominium documents and is the number to read per square foot across buildings. Fifty-five homes at Alba share fixed costs among fewer owners than 275 at Olara; a building with a marina, a restaurant and a medical concierge carries staff a boutique building does not. Ask for the budget, the reserve plan under Florida's structural integrity reserve study rule, and what the amenities in the brochure cost the association each year. Read what it costs to own a condo in Miami each year, milestone inspection and reserves and the association budget at Olara.
A rendering of a dock is not a slip. Alba publishes a private dock with boat slip access for owners; Olara publishes a private marina with resident slips, a captained fishing boat and a cruising yacht; Banyan Tree publishes a full floor of spa and The Sanctuary Club across more than 100 Banyan Group properties. For each, ask what is deeded, what is a limited common element, what is a licence the association can change, and what the brand agreement says about how long the privileges last. Read the waterfront title question at Alba, brand licensing terms at Banyan Tree and what private beach access means in Florida, which covers the title logic a dock shares.
For the full sequence after the reservation, read from offer to recording on a finished West Palm Beach condo; for the Miami version of these questions, what to ask before reserving in Brickell. The desk puts the six questions to each developer in writing before a buyer visits, so the gallery is a visit and not a decision.
Contact the desk at Miami Dossier for the current plans, pricing and availability as the developer releases them, discussed one to one.
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We hold no listings and we are not the developer. Contact the desk at Miami Dossier and we will tell you what applies to your situation, what does not, and where we would not proceed. Where a question is legal, tax or structuring, we introduce you to advisers who handle that properly rather than answering it ourselves.
Miami Dossier is the private buyer advisory of Metrik Real Estate, built to represent buyers in Miami pre-construction. Principal: Samuel Strauch.
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