Market Brief
West Palm Beach commissioners gave unanimous initial approval on October 26, 2026 to a downtown master plan that allows about 6 million more square feet of development, ties extra density to workforce housing and caps Flagler Drive waterfront growth at 15 stories.
West Palm Beach's new downtown plan adds 6 million square feet, cuts parking rules 25% and drops 25-story waterfront towers. Final vote is due in February.
West Palm Beach city commissioners voted unanimously on October 26, 2026 to give initial approval to a new downtown master plan that would allow about 6 million more square feet of development than current rules, according to The Palm Beach Post. The plan cuts parking requirements for new downtown projects by 25%, ties extra density to more rent-restricted workforce housing, and caps Flagler Drive waterfront growth at 15 stories after commissioners dropped a 25-story option. Final approval is expected in February 2027.
This piece covers what the plan changes, what was rejected, what still has to happen, and how house prices compare across West Palm Beach ZIP codes. Monthly price, pace and sales figures are on the West Palm Beach market data hub.
What did West Palm Beach approve for downtown?
The October 26 vote was a first step on a rewrite of the rules for downtown growth. The Palm Beach Post and Palm Beach Now reported these parts of the plan:
| Item | What the plan does |
|---|---|
| Added development | About 6 million square feet more than current downtown rules allow, per city planners |
| Workforce housing | Developers seeking more density must include more rent-restricted workforce housing |
| Parking | Requirements for future downtown projects drop 25% |
| Streets and open space | Wider sidewalks on major streets, more landscaping and public open space |
| Flagler Drive waterfront | 25-story provision dropped; master plan caps waterfront growth at 15 stories |
| Okeechobee Blvd. and South Dixie Hwy. | 2.5-acre parcel added to the downtown boundary, allowing up to 25 stories |
| Vote | Unanimous initial approval, October 26, 2026 |
Sources: The Palm Beach Post, October 27, 2026; Palm Beach Now, October 28, 2026.
Neither report gave the income limits or density bonus terms for the workforce housing rule. Those details will matter for how many rent-restricted units the plan produces.
Why did commissioners drop the 25-story waterfront towers?
Holy Trinity Episcopal Church asked commissioners to restore a 25-story allowance so it could build a condo tower on its waterfront property, and commissioners declined, the Post reported. Residents raised concerns about traffic, water and sewer capacity. The city's traffic engineer testified that Okeechobee Boulevard, the main road into downtown, is already at 98% of capacity.
The height question is not fully settled. Proposed zoning rules would keep most of the waterfront at five stories. Planning Director Ana Maria Aponte said staff will recommend keeping five stories, though commissioners could allow up to 15, according to the Post. The church's rector said it may pursue a tower under Florida's Live Local Act, which the Post described as letting residential developers bypass many local height and density limits when 40% of units are workforce housing.
What happens next?
The plan goes to state officials for review. In February 2027, commissioners are expected to vote on final approval of the comprehensive plan changes and take a first vote on the zoning rules that set actual heights and densities, the Post reported. Until the zoning rules pass, the current downtown limits apply to new applications.
For buyers, the plan is a long-range signal rather than a near-term supply change. Towers already in the downtown pipeline were approved under existing rules, and new projects that rely on the added density would still need site plans and permits. Buyers comparing new downtown condos can check current options on our West Palm Beach new construction page.
How do West Palm Beach house prices compare by ZIP code?
Our October Market Pulse lists single-family closings from August through October 2026 by ZIP code. Downtown and the waterfront ZIP south of it sit far above the rest of the city:
| ZIP | Place | Closings, Aug to Oct 2026 | Median sale price | Median days on market | Sold above original list |
|---|---|---|---|---|---|
| 33401 | West Palm Beach (downtown) | 22 | $1,562,500 | 61.5 | 13.6% |
| 33405 | West Palm Beach | 69 | $1,592,000 | 54 | 4.3% |
| 33406 | West Palm Beach | 27 | $647,500 | 25 | 22.2% |
| 33409 | West Palm Beach | 28 | $467,500 | 28.5 | 10.7% |
| 33407 | West Palm Beach | 36 | $445,600 | 31 | 8.3% |
| 33415 | West Palm Beach | 34 | $451,500 | 25 | 14.7% |
| Palm Beach County, October only | 961 | $740,000 | 30 | n/a |
Source: Momentum Market Pulse, Southeast Florida, October 2026 edition, computed by Momentum from Beaches MLS records (single-family; ZIPs with at least 15 closings; county row is October 2026 alone). Deemed reliable but not guaranteed.
The two ZIPs closest to downtown, 33401 and 33405, both sold at medians above $1.5 million and took longer to sell than the inland ZIPs. Houses in 33406, 33409, 33407 and 33415 sold at medians from $445,600 to $647,500 in 25 to 31 days. Palm Beach County's October single-family median of $740,000 was up 8.0% from a year earlier, and 44.9% of its October house sales were cash purchases.
Our Palm Beach County ZIP code days-on-market piece ranks sale pace across all 47 ZIPs, and our Palm Beach condos under contract piece covers the condo side. The West Palm Beach market page has current listings and city figures.
What does the plan mean for downtown condo owners and buyers?
More allowed density over time means more potential condo and apartment supply downtown, most of it years away. Lower parking requirements could change how future buildings are designed and priced, since structured parking is a large part of tower costs. Owners in existing buildings near Flagler Drive keep the current waterfront height limits for now, and the February zoning vote will decide whether any waterfront sites can go above five stories. Buyers weighing a downtown purchase should watch the February agenda and ask about HOA fees, special assessments and any planned construction next door.
People also ask
What did West Palm Beach approve in its downtown master plan? On October 26, 2026, commissioners unanimously gave initial approval to a plan allowing about 6 million more square feet of downtown development, a 25% cut in parking requirements and more workforce housing for projects that seek extra density.
How tall can buildings be on the West Palm Beach waterfront? The master plan caps Flagler Drive waterfront growth at 15 stories after a 25-story provision was dropped. Proposed zoning rules would keep five stories, and commissioners will decide in February 2027.
When is the final vote on the West Palm Beach downtown plan? February 2027, after state review. Commissioners are expected to vote on final plan approval and take a first vote on the zoning rules then.
What is the median house price in downtown West Palm Beach? Single-family homes in ZIP 33401 sold at a median $1,562,500 from August through October 2026 across 22 closings, according to our October Market Pulse.
Limitations
Plan details come from news reports of the October 26 meeting; the city had not published the final adopted text with workforce housing terms at the time of writing. Heights and densities can change at the February 2027 hearings. ZIP figures are single-family closings from August through October 2026 for ZIPs with at least 15 sales; the county row is October alone. Figures are computed from MLS records by Momentum and are deemed reliable but not guaranteed.
Sources
- Andrew Marra, West Palm OKs more downtown growth, rejects tall waterfront towers, The Palm Beach Post (syndicated), October 27, 2026.
- West Palm Beach Advances Downtown Growth Plan, Rejects 25-Story Waterfront Towers, Palm Beach Now, October 28, 2026.
- Momentum Market Pulse, Southeast Florida, October 2026 edition, Momentum Research report built from Beaches MLS records, generated November 13, 2026.
- West Palm Beach market data hub, Momentum Research.
Disclosure: Jon Brooks is a co-founder of Momentum Realty, a Florida real estate brokerage that owns and funds Florida Housing Intelligence. Momentum has a financial interest in Florida real estate transactions, including in markets named here. See our editorial standards.
Market statistics in this article are computed from MLS data licensed by Momentum Realty, and are current as of the date shown. Data may be preliminary and subject to revision by its source. This article is general information, not advice about any specific property, transaction, or financial decision, and is not a representation about any specific property, community, builder, or association.
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