Forte on Flagler

Is Forté on Flagler built? Yes — and sold

Forté has been standing since its April 2024 topping-out. On the Property Appraiser’s property pages of 24 September 2026 it has recorded $289,062,200 of closings on 37 residences — more than a quarter of a billion dollars.

What Forté on Flagler actually is

What the 37 closed residences actually sold for

This is the part no brochure carries, and it is the reason to read a page like this one.

⭐ Thirty of the thirty-seven closed above the county’s own market value for the same residence, at a median of 1.27 times it — running as high as 1.98× at residence 1702 and as low as 0.91× at 1001. The county’s market values are the assessor’s own figures for parcels that first reached the roll in 2026, not sale prices, and I have not found a source that explains the size of the gap.

On residence 2401 and the $28,250,000, be careful what you are told. The county roll carries it at $28,250,000, dated 26 September 2025; The Real Deal reported it as $28.3 million (1 October 2025) and the Palm Beach Post as $28.25 million (2 October 2025). It is the highest price recorded against a single residence in a West Palm Beach condominium on the current roll. Three larger figures appear on it, and none is the sale of one home: The Bristol’s $42,559,273 in March 2019 was one buyer purchasing two unfinished penthouses, the entire 24th floor (Palm Beach Daily News, 22 March 2019), and $33,000,000 and $24,750,000 are each one price repeated across 11 and 129 parcels respectively, which is how a multi-parcel deed appears on this roll. The Bristol’s own single-unit record before 2401 was $27.99 million in 2024 (Palm Beach Post, 5 April 2024). The Palm Beach Post reported on 2 October 2025 that the 2401 sale was likely a record for a single unit in the city, and Forté’s sales director said he could not confirm that. On the county’s 8,893 Total Square Feet, $28,250,000 is $3,177 per square foot, the highest of the 37. The comparison with other buildings used the county’s open-data table, which carries only each parcel’s latest sale, so an earlier, higher price on another parcel that a later sale overwrote would not show in it.

⚠️ How these figures are built, and what they are not. The county’s open-data table carries only each parcel’s most recent sale and has no area field. The Property Appraiser’s individual property pages are fuller: each lists the parcel’s whole recorded sales history and a “Total Square Feet” figure, which the appraiser’s footnote says “may indicate living area in residential properties”. I read all 41 of those pages on 24 September 2026; a closing here is the first recorded sale of $1,000,000 or more on a parcel’s page. Price per square foot is that price divided by the page’s Total Square Feet, so it is county-derived, not a measured interior area: the median is $1,584, and all 37 together come to $1,718 ($289,062,200 ÷ 168,285 sq ft). The one per-foot figure I have found from the developer’s side is Two Roads’ Reid Boren’s, quoted by The Real Deal: condo prices per square foot “started at over $1,000, and ended in the high $2,000s” (31 July 2025). For the 01 and 02 lines the county-derived range, $1,126 to $2,598, sits inside that description. A per-foot figure quoted to you elsewhere may use a different area, so ask which.

⭐ One thing the full sales histories let us say. On the county’s property pages, 35 of the 37 priced closings show no later recorded transfer. Two do, and both record only $10 on a warranty deed, which is not a resale price: residence 501 closed at $7,380,000 on 17 July 2025 and then shows a warranty deed recording $10 on 18 August 2025, the grantee shown as a trust; residence 602 closed at $9,265,000 on 22 October 2025 and then shows a warranty deed recording $10 on 4 September 2026, the grantee shown as an LLC. The county pages do not say why either deed was recorded, and I have not found a source that says. There is no resale price evidence here yet — no gains, no losses, nothing — and nobody can show you a recorded resale comparable either.

The 01 line, the 02 line, and what buyers disagreed with

Forté is unusually legible as a data set: two homes per floor, the same stack repeated nineteen times. That makes it possible to see something that is normally buried.

The Property Appraiser values the 01 line higher than the 02 line on every single one of the nineteen floors that have two homes. Its ladder is smooth and mechanical — the 01 residence is carried between $350,000 and $650,000 above its 02 neighbour, floor after floor, all the way up.

⭐⭐ Buyers mostly did the opposite. On thirteen of the seventeen floors where both homes have a recorded closing price, the 02 residence sold for more than the 01. (Floors 4 to 12 and 14 to 21; floors 22 and 23 each have an unsold 02, and there is no 13th floor.)

The median gap between two homes on the same floor of the same building is 16.4%, and the widest is 64.5%. On the fourth floor, one residence closed at $8,215,000 and the other residence on that floor closed at $4,995,000. (The gap is the higher closing price as a percentage above the lower; the table shows all seventeen floors, and the median and the widest gap use all seventeen.)

⭐ The two lines are the same size on the county’s figures, so size does not explain the gap. The Property Appraiser’s Total Square Feet is 4,420 for every 01 residence and 4,436 for every 02 residence on floors 4 to 23, a difference of 16 square feet. The Real Deal describes the two homes on a floor as about 4,200 square feet each (31 July 2025) and the developer’s website gives 4,200 to 8,400 square feet across the building; those are marketed figures. ⚠️ The appraiser’s footnote says Total Square Feet “may indicate living area in residential properties”, so it may not be each home’s interior area, and I have not found a source that says what does explain why buyers paid more for the 02 line on thirteen of seventeen floors.

What the record does show is the direction. The assessor values the 01 line above the 02 line on every floor that has two homes. Buyers paid more for the 02 line on thirteen of the seventeen floors where both show a price. If you are buying here, that difference is worth understanding before you accept anyone’s view of which side of the building is the good side.

The three homes without a recorded closing price

Three of the forty have no recorded sale on the county’s property pages of 24 September 2026. The Real Deal counted these same three as unsold on 31 July and 1 October 2025. Residences 501 and 602 are not among them: each has a recorded closing price, followed by a $10 warranty deed (see above).

• Residence 2501 — the top-floor penthouse. The Real Deal reported it asking $47,500,000 on 31 July and 1 October 2025, and the Palm Beach Post reported it still on the market at that price on 2 October 2025. The county’s page records no sale of it, lists 9,040 Total Square Feet, and carries it at $23,966,191. I have not found a dated 2026 source for its current status.
• Residence 2202 went under contract in the week of 7 to 13 September 2026 at an asking price of $13.2 million for its 4,440 square feet (The Real Deal, 16 September 2026, citing Douglas Elliman’s Eklund Gomes team’s tracking of Palm Beach County listings; the county’s Total Square Feet for it is 4,436). The same publication reported it asking $14.7 million on 1 October 2025. A contract is not a closing, no contract price is reported, and the county records no sale; it carries the residence at $6,350,000.
• Residence 2302 was reported asking $15.3 million on 1 October 2025 (The Real Deal). The county records no sale, lists 4,436 Total Square Feet, and carries it at $6,425,000. I have not found a dated 2026 source for its current status.

⚠️ On the penthouse and the two other listed homes, resist the obvious arithmetic. An asking price of $47.5 million against a county value of $23,966,191 — or $13.2 million to $15.3 million against roughly $6.4 million — is not evidence that a home is worth half what is being asked. The county’s figure is a first-year assessment, not a market test, and no transaction is recorded to compare it with. What is fair to say is that the building’s marquee residence was asking $47.5 million as of the Palm Beach Post’s report of 2 October 2025, and the county roll of 24 September 2026 records no sale of it.

The address problem, and why it matters

Forté is marketed — by the developer, and by The Real Deal in 2025 — at 1309 South Flagler Drive. There is no 1309 South Flagler Drive on the Palm Beach County roll. A search of the county’s address index for it on 24 September 2026 returns nothing at all; the only “1309 Flagler” in the county is 1309 North Flagler Drive, a 12.9-acre private hospital site. The Palm Beach Post (2 October 2025) and The Real Deal (16 September 2026) both give the building as 1333 South Flagler Drive.

Every one of the 40 residences is recorded at 1333 South Flagler Drive.

This is not a trivia point. If you go to the Property Appraiser to check what your neighbour paid, or to a title search, or to a tax record, the marketed address will find you nothing and you will conclude the record does not exist. It does. It is under 1333.

⭐ Worth knowing for the block as well: 1355 South Flagler Drive, where the 105-residence South Flagler House topped out at 28 storeys (Florida YIMBY, 22 November 2025), is still carried by the county as vacant land, 3.09 acres at $37,060,925 on the roll of 24 September 2026. The county roll can trail what has been built on the ground.

Who this building suits, and who it does not

It suits a buyer who wants a very large home, in the sky, on the water, with almost no neighbours. Forty residences over twenty-five storeys, two to a floor, 4,200 to 8,400 square feet as marketed (the county’s Total Square Feet is 4,420 or 4,436 for each residence on floors 4 to 23, 8,893 for 2401 and 9,040 for the penthouse), with private elevator foyers. That is a genuinely scarce product, and the closed record shows buyers took it up: $289.1 million across 37 homes between 14 July and 22 October 2025 on the county’s property pages, and 37 of 40 reported sold (Palm Beach Post, 2 October 2025).

It suits a buyer who wants evidence rather than a pitch. There is a real closed record here — 37 recorded closing prices, all public. You can check what the home next door to the one you are being shown actually sold for.

It suits badly a buyer who was told this is a pre-construction opportunity. It is a completed building, and closings began on 14 July 2025. Anything offered for sale is either a developer-held residence or a resale, and those are different negotiations with different leverage. Ask which one you are being offered.

It suits badly a buyer who needs an exact interior-area benchmark. The county’s Total Square Feet gives a per-foot figure for every recorded closing here (median $1,584), but the appraiser says only that it may indicate living area, so it is a county-derived figure rather than a measured interior area. Ask whoever quotes you a per-foot figure which area it uses.

Four things to establish before you commit:

• Whether you are buying from the developer or from a 2025 buyer — and if the latter, what they paid, which is public under 1333 South Flagler Drive.
• Which line you are being shown, and what the same line closed at in 2025. The same-floor spread here reaches 64.5%.
• The association’s budget, reserves and the first full year of actual operating costs. Three floors of amenities and a concierge programme for forty homes is a small number of owners carrying a large building. The management assignment went to KW Property Management & Consulting (citybiz, 2 December 2025).
• The tax position. These parcels reached the roll for the first time in 2026, so the first assessment is not a guide to the second.

Interested in buying at Forté on Flagler?

Forté on Flagler is finished — it topped off in April 2024 and closings began on 14 July 2025. It is no longer a pre-construction purchase. Talk to Josh Stein about what is actually available, and about what the closed county record says a residence here is worth.

LET'S TALK ABOUT FORTÉ

Forté on Flagler Amenities

AMENITIES & SERVICES

The amenity programme below is the developer’s own wording, from its website, read 24 September 2026.

Energized by designer Jean-Louis Deniot’s signature elements of opulence and originality, Forté’s social spaces provide superb settings for celebrating new occasions and honoring cherished traditions. Three full floors of amenities serve as an extension of the home, presenting a variety of opportunities to experience seamless indoor and outdoor living.

An elegant great room, private dining room, library, and evening lounge provide the ideal setting for spacious gatherings or a spontaneous movie night.

Soak in the sunshine and sea breezes on an impressive second-story pool deck overlooking Palm Beach, complete with a 75’ pool, heated spa, and outdoor dining and lounge area perfectly suited for hosting old friends and socializing with new neighbors.

GRAND LOBBY LEVEL

• Grand Lobby and Lounge
• Concierge Service
• Package Service and Mail Room
• Access to Sculpture Garden, Art Walk and Dog Park

SOCIAL & ENTERTAINMENT

• 75′ Lap Pool with Heated Spa Designed by EDSA
• Pool Deck with Outdoor Dining Area and Lounge Area
• Private Dining Room with Seating up to 24 Guests
• Great Room
• Library
• Evening Lounge

WELLNESS LEVEL

• His and Hers Spas Equipped with Steam Room, Sauna, Relaxation Area, Lockers, and Private Treatment Room
• State-of-the-Art Fitness Center and Yoga Studio
• Card Room
• Business Center
• Golf Simulator Room
• Two Furnished Guest Suites

RESIDENTS SERVICES

• 24-Hour Security and Surveillance
• 24-Hour Lobby Attendant and
• Valet Service
• Forté House Cars
• Charging Stations for Electric Cars

CONCIERGE SERVICES (additional fees may apply)
• Access to Premium Tickets and VIP Events, Restaurant Reservations
• Moving Coordination and Storage Solutions
• Interior Design Services
• Housekeeping Services
• Personal Shopper
• Travel Service Available
• Private and Commercial Air Bookings
• In-Residence Wellness and Fitness Coordination
• Spa and Salon Appointments

https://youtu.be/VXV058K-92s

Forté on Flagler prices — what actually closed

Recorded closing prices, from the Palm Beach County Property Appraiser’s property pages, read 24 September 2026.

37 residences show a recorded closing price, every one of them in 2025, for a combined $289,062,200. Median $7,000,000. Lowest $4,995,000, highest $28,250,000. The first closing was 14 July 2025 and the latest priced closing is 22 October 2025. Asking prices reported by The Real Deal on 1 October 2025: $47.5 million for penthouse 2501, $14.7 million for 2202 and $15.3 million for 2302; 2202 went under contract in the week of 7 to 13 September 2026 at a $13.2 million asking price. I have not found a dated 2026 source for the other current asking prices.

Divided by the county’s Total Square Feet, the median closing is $1,584 per square foot (lowest $1,126, highest $3,177; $1,718 for all 37 together). ⚠️ The appraiser’s footnote says Total Square Feet may indicate living area, so these are county-derived figures, not measured interior areas.