Waterfront living in West Palm Beach gives you two distinct stories to choose from: Flagler Drive along the Intracoastal, and The Island across the bridges in the Town of Palm Beach. Each offers blue water, sun, and prestige, but the pace, property mix, and day-to-day feel are different. If you are weighing which shoreline aligns with your lifestyle and investment goals, this guide breaks down the details you need to decide with confidence. Let’s dive in.
Waterfront defined: Flagler vs The Island
Flagler Drive at a glance
Flagler Drive traces the West Palm Beach side of the Intracoastal Waterway. You get protected water views, marinas, and a graceful promenade feel. Most residences are mid to high-rise condos with balconies that frame sunrise over the water. Some stretches offer single-family lots and low-rise luxury condos, especially as you move south or north from the urban core.
You will not have direct Atlantic beach access from Flagler. Instead, think marina life, morning walks along the waterfront, and quick access to downtown dining and culture.
The Island at a glance
“The Island” refers to the barrier island that holds the Town of Palm Beach. Here, waterfront can mean either Intracoastal frontage or true oceanfront with direct beach access. Streets are lined with noteworthy estates, low-rise luxury condos, and boutique co-ops. Architecture ranges from historic to contemporary, often on estate lots with mature landscaping.
The Island’s identity is shaped by ocean beaches, Worth Avenue’s luxury retail, and a refined private-club culture. You are a short bridge ride from downtown West Palm Beach, but day-to-day life feels more secluded.
Lifestyle and access
Walkability, dining, and culture
- Flagler Drive puts you closer to the urban core. You can walk or bike to Clematis Street, Rosemary Square, museums, and seasonal public events like SunFest. Transit options in the city, including the rail station area, are within easy reach.
- The Island trades nightlife for boutique retail and private clubs. Worth Avenue and carefully curated public spaces anchor the experience. You will likely drive for broader city amenities and transit.
Beaches, parks, and clubs
- On Flagler, your playground is the Intracoastal: waterfront parks, promenades, and nearby cultural venues. Ocean beaches are across the bridges.
- On The Island, you can live with sand underfoot. Oceanfront estates and beach access define many residents’ routines. Private clubs and the yacht culture are part of the social landscape.
Property types and architecture
Flagler Drive properties
- Mid to high-rise condominiums with Intracoastal views and, in many cases, access to dockage or nearby marinas.
- Select single-family homes and low-rise luxury buildings, especially beyond the most urban blocks.
- Active redevelopment potential, subject to City of West Palm Beach zoning. The corridor has supported a steady pipeline of new or recently delivered luxury condos.
The Island properties
- Large single-family estates, both historically significant and newly built custom homes.
- Low-rise luxury condos and boutique co-ops, often with a very private profile.
- A strong presence of preserved historic architecture and mature landscaping, shaped by the Town of Palm Beach’s regulatory framework.
Boating and water access
Intracoastal convenience vs ocean access
- Flagler Drive is a favorite for recreational boaters who value protected Intracoastal waters and easier docking. Many buildings include access to slips or are steps from marinas.
- The Island offers both Intracoastal slips and direct access to the Atlantic for offshore boating and fishing. Depth, permitting, and location can influence vessel size and docking feasibility.
Pro tip: For any specific property, verify the availability, size, and governance of any dock or slip, along with permit history and depth restrictions.
Risk, insurance, and resilience
Coastal properties deserve a careful look at flood and storm risk. Both sides of the water face exposure, though the nature of that exposure differs.
- The Island can face more direct Atlantic storm surge and wave action, especially for oceanfront lots.
- Flagler properties experience surge and tidal flooding from the Intracoastal during major events.
For due diligence, review:
- FEMA flood zone designation and Base Flood Elevation. Use the FEMA Flood Map Service Center to confirm parcel-level data.
- Finished floor elevation and any elevation certificates available from the seller.
- Local sea level and tidal projections through the NOAA Sea Level Rise Viewer.
- Seawall condition and any coastal hardening improvements. Check county resources such as Palm Beach County Environmental Resources Management for resilience planning context.
Insurance for coastal homes is specialized. Expect to evaluate a combination of flood, wind, hurricane, and homeowners coverage. Because pricing varies by elevation, construction, and insurer, obtain quotes early in the process and compare NFIP and private options.
Ownership costs and rules
Taxes and assessments
Property taxes vary by municipality and special districts. The Town of Palm Beach and the City of West Palm Beach have distinct millage components that roll up at the county level. For accurate estimates, review the parcel on the Palm Beach County Property Appraiser site and consult the current tax bill and assessed values.
HOA, condo fees, and rentals
- Flagler Drive condos often include HOA or condo fees that cover amenities, building insurance for common areas, and waterfront maintenance. Rental policies vary widely by building.
- Many Island estates are not part of HOAs, though condo and co-op buildings are. The Town of Palm Beach maintains its own ordinances for rentals, noise, and beach access.
Always review the building’s bylaws and rules for rental terms, reserve funding, special assessments, pet policies, dock governance, and any restrictions that affect lifestyle or investment plans.
Permitting and improvements
Municipal processes differ across the water.
- The Town of Palm Beach is known for strict architectural and historic preservation standards. Find guidance on the Town of Palm Beach official site.
- The City of West Palm Beach has its own permitting and redevelopment framework for Flagler projects. Start with the city’s official site for Planning, Zoning, and Building resources.
For seawalls, dune work, or coastal construction, coordinate with both the municipality and county environmental authorities.
Market position and buyer fit
Historically, The Island commands a significant price premium per square foot, driven by oceanfront lots, estate scale, prestige, and scarcity. Flagler Drive offers a waterfront lifestyle with strong urban access and a broader mix of condos and boutique luxury properties. For numbers, rely on current MLS data and county records, and consult recent market snapshots from industry sources.
Who gravitates where:
- Flagler Drive: design-minded professionals and second-home buyers who want waterfront views with walkability to downtown West Palm Beach, cultural venues, and marinas.
- The Island: high net worth buyers prioritizing privacy, estate living, ocean access, proximity to Worth Avenue, and a private-club social fabric.
Quick comparison checklist
Use this list for side-by-side tours or when vetting a short list of properties.
- Exact location and waterfront type: Intracoastal vs oceanfront, bridge proximity
- Parcel elevation, FEMA flood zone, and Base Flood Elevation
- Dock or slip details: availability, size, depth, and permitting
- Property type and age: condo, co-op, single-family; amenities and maintenance
- Market context: recent comparable sales, price per square foot, days on market
- Ownership costs: taxes, HOA or condo fees, special assessments
- Rules and flexibility: rental policies, pet rules, short-term licensing
- Zoning and improvement potential: historic status, addition feasibility
- Access: walkability to Worth Avenue or Clematis, distance to rail and airport
- Insurance: preliminary quotes for flood, wind, and homeowners coverage
Which address fits your goals?
Choose Flagler Drive if you want a waterfront view with city energy as your daily backdrop. Morning coffee on the balcony, a stroll to a museum opening, and a quick dockside dinner feel effortless here.
Choose The Island if you want more seclusion and the option for oceanfront or intracoastal estates, with luxury retail and private clubs defining your social map. The rhythm is quieter, the setting more insulated.
If you value architecture and craft above all, both sides present rare opportunities. Flagler’s boutique, low-density residences often deliver gallery-worthy volumes and marina adjacency. The Island’s estates and curated buildings offer legacy architecture and the gravitas that comes with scarcity.
Ready to compare in person or explore a curated shortlist that matches your aesthetic and lifestyle? Connect with Haven Palm Beach to Request a VIP Tour.
FAQs
How much more expensive is The Island than Flagler Drive in West Palm Beach?
- Historically, The Island carries a significant premium per square foot due to oceanfront lots and scarcity. For current figures, combine recent MLS comps with summaries from Florida Realtors market reports.
Which location is better for boating in Palm Beach County?
- Flagler Drive excels for protected Intracoastal cruising and easier docking near marinas. The Island offers both Intracoastal slips and Atlantic access for offshore runs, subject to depth and permitting at each property.
What are the flood and storm risks on Flagler Drive vs Palm Beach Island?
- Both face coastal risk. The Island can see more direct ocean surge and wave action, while Flagler experiences Intracoastal surge and tidal flooding during major events. Verify parcel specifics via the FEMA Flood Map Service Center and the NOAA Sea Level Rise Viewer.
Are short-term rentals allowed on Flagler Drive or on the Island?
- It depends on the building and municipality. Review condo or co-op bylaws and check current ordinances with the City of West Palm Beach and the Town of Palm Beach before modeling rental income.
How do taxes and insurance differ between the two areas?
- Taxes reflect each municipality’s millage and special districts. Pull parcel-level data from the Palm Beach County Property Appraiser. Insurance costs vary by flood zone, elevation, and construction, so secure quotes for flood, wind, and homeowners coverage early.
What is airport and transit access like from both locations?
- Both areas are close to Palm Beach International Airport. Flagler Drive offers more direct access to downtown services and city transit options, while Island residents typically drive for broader connectivity.
