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July/August: Letter from Palm Beach: Beach and Tunnel Crowd

Tunnel Crowd
Lisa and John Cregan
Ranked #1
at Sotheby’s Palm Beach
Too Chicken to Cross the Road?
Build a Tunnel!
In one of those “only in Palm Beach” experiences, our summer commute along the ocean has run into the daily roadblock pictured above. The builders of the new spec house under construction on the west side of South Ocean Boulevard have decided the best way way to access their deeded beach parcel on the east side is to go under. With the town’s permission, the developers are building a tunnel beneath the road that will get homeowners from basement to sand without the nuisance of waiting for traffic to pass (after all, the house will have a high 8-figures price tag).
Despite onerous permitting and construction, Palm Beach has more tunnels than you’d expect. In certain sections of town they’re as common as wine cellars and generators. In fact our attorney friends at Rabideau Klein wrote a great piece on PB tunnels this month. They listed five fairly recent additions to a subterranean beach access list that already included some pretty august properties like Mar a Lago and the Winthrop House condominium at the foot of Worth Avenue.
One reason those homeowners want easy beach access is there’s more and more of it. The town’s twelve miles of beaches have been steadily gaining sand since beach “nourishment” began in 1990 according to a recent Civic Association report. An all-island average increase of 47′ in beach width. Great news for everyone with the possible exception of one sub-population – the progeny emerging from the 8,500 sea turtle nests dotting our dunes who now have a longer race to the waves. This little guy we met the other morning really could have used a tunnel– but, he made it!
Market Color: If You Build It…
Though summer sales activity this year was a more typical off-season slumber, there was one market space with no shortage of action– Teardowns/Gut Rehab/Land. Of the 15 single-family Palm Beach properties that went to contract or closed since Memorial Day, 8 fit one of those categories. The other 7? New or very recent construction. So, apparently Buyers want to do either no work, or all of it!
Meanwhile, the availability of existing family homes in Palm Beach keeps rising. Although the press has been reporting a dire shortage of homes nationally, inventory here has been steadily climbing back toward pre-Covid levels (above). The improving supply/demand balance here is encouraging single family home buyers back into the market and with “the season” approaching and more options to consider we’re juggling a rising tide of showings and offers as we go to press with this month’s letter.
Our Current Listings
*Our Listing* New North End Renovation
Half-Block to both Beach and Lake Trail
North End “Cabana Street”

255 El Pueblo Way, Palm Beach


4 Bedrooms  4 Bathrooms  3,408 Sq Ft.
This EXCEPTIONAL 1939 home has just been dazzlingly updated by architect Pat Segraves. Natural light pours in from tall windows and a mature tropical landscape anchored by an amazing mango tree comes into view the moment you open the door. Sited on a prime North End block with a neighborhood beach terrace at one end and Lake Trail access at the other, this 4BR/4BA Bermuda style house is casual family beach living at its best! Airy vaulted beamed ceilings, sliding glass doors that open on to a 25′ pool, a brand new eat-in kitchen off of a lovely breakfast garden and a new cypress-paneled family room that could easily be converted to a downstairs primary bedroom suite, complete with its own terrace shaded by a louvered pergola. 12,600 sqft lot. The thorough renovation includes new roof, impact windows, air conditioning and electrical systems while preserving the home’s charming original details.
Request A Private Showing
*Our Listing* 168 Kings Road
Classic Palm Beach Regency Style on a Large Lot
Estate Section Beauty on 17,000 sqft Lot

168 Kings Road, Palm Beach


5 Bedrooms  7 Bathrooms  5,377 Sq Ft.
Classic Palm Beach Regency home, designed in 1959 by Henry Harding, on a very generous 16,500+ sqft estate section lot. Meticulously renovated and maintained with full impact glass, a new two car garage and wine storage topped by a guest/staff quarters apartment. The home features 11-12′ ceilings, multiple spaces for entertaining and guests, and as many as 5 bedrooms with en suite baths depending on a buyer’s needs. First floor primary bedroom features his/her baths and closets. And the oversized lot allows room for a gracious auto forecourt, large pool and airy backyard.
Request A Private Showing
*Our Listing* Exquisite Recently Built Home
On the El Cid Waterfront
El Cid Waterfront Available Furnished

2305 S Flagler Drive, West Palm Beach


4 Bedrooms  6 Bathrooms  7,314 Sq Ft.
Heaven on the El Cid waterfront. Impeccable 2020 new construction with exquisite attention to detail, every modern luxury and unimpeded water views from 1st and 2nd floors. On an almost 19,000 foot corner lot-beautifully landscaped by Nievera Williams-the house is an elegant contemporary take on classic Palm Beach architecture with iron-look windows, handmade Mexican roof tiles and waxed plaster walls. Downstairs master bedroom with water views, generous closets and bath. Two upstairs bedrooms and baths with an inviting shared terrace can be reached by stair or elevator. In the front yard, a 52′, two lane lap pool sits off the electric screened terrace. To the rear is a guest house/gym/office with full bath. And the 3 bay garage fitted with 2 lifts can accommodate up to 5 cars. See Home Features in Documents. Literally too many to list. But for a few- 10′ ceilings, working marble fireplace, Wolf 5 burner gas stove and an induction cooktop, Miele double-ovens, 2 Miele dishwashers, side-by-side Sub Zero fridge with 4 freezer drawers, outdoor shower, full house gas generator, pool heater AND chiller, trunk storage room off elevator, gas fire pit off master bedroom, Lynx summer kitchen with gas grill and rotisserie, Smart Home controls throughout, motorized sun and blackout shades, 2nd laundry room in garage, electric vehicle charger. All that and a shared neighborhood day-dock between Valencia and Sunset. Virtual Tour available via Matterport – see 2nd photo in listing
Request A Private Showing
And, There’s More – Shhhh…🤫
Off Market: We always have “quiet offerings” from homeowners who are not ready to list their properties.
Make sure we know what you’re looking for!
Our Recent Activity
*Pending Sale- Our Buyer* Perfectly Located
In-Town Pied-a-Terre
401 Peruvian #301 800 sqft of perfect. This one bedroom condo overlooking Major Alley and the Villas is the epitome of the “walk everywhere” pied-a-terre everyone asks for. One street over from from Worth Avenue shopping and restaurants, one block to the Town Docks and 3 blocks to the beach. Peruvian Terrace is a boutique building with low monthly maintenance.
Last Asking $1.295m
*Leased Full Year- Our Landlord*
Oceanfront Building
High Floor, Southeast Facing
In-Town and On The Beach

400 S Ocean Boulevard 419, Palm Beach

Last Asking – $22,500 Per Month Annual

2 Bedrooms  2.5 Bathrooms  1,716 Sq Ft.
High floor, southeast views and now- available for lease in one of Palm Beach’s favorite oceanfront high-rises. This is the easternmost unit on the south side of The 400 Building. A two story duplex on the 4th and 5th floors with ocean views from the living room, primary bedroom and balconies. Plus the building’s fabulous rooftop pool, fitness and community room. All just one street over from Worth Avenue shopping and restaurants. This unit features 10′ ceilings, beautifully upgraded baths and kitchen, an attractive powder room and in-unit washer and dryer. Available Seasonal Furnished or Annual Unfurnished. Enjoy Winter right in town and on the beach, or take a long lease in the perfect spot to call home while you build, renovate or just sort out your plans for the future. Rental Terms: Annual: $22,500 Per Month / Seasonal:$32,000 per month
Request A Private Showing
*Leased 6 Month Season- Our Landlord*
Beautiful Home in the Heart of the Sea Streets
Walk Everywhere Location in the Sea Streets

316 Seabreeze Avenue, Palm Beach

Last Asking – $55,000 Per Month Seasonal

3 Bedrooms  4 Bathrooms  2,964 Sq Ft.
Available August 1st for annual or seasonal lease. 2019 construction in the heart of the Sea Streets, Beautiful kitchen and baths with every feature you could wish for. Two large bedrooms with ensuite baths in main house, California king in master and queen bed in guest room. Guest House/Pool Cabana out back with its own beautiful new bath and living room furnished with a queen sized bed or a sofa. Beach access at private Sea Streets gate on Seaspray Ave.
Request A Private Showing
We’re Going Back!
Just Got Our Invite to Sotheby’s
Worldwide Top 100 Dinner
in NY City this Fall.

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