Manalapan
A small oceanfront town in two separate areas, one on Hypoluxo Island
Palm Beach County · Atlantic barrier island
Palm Beach, Florida
A town on a barrier island with its own design review and permitting
The Town of Palm Beach is a town in Palm Beach County, Florida (ZIP 33480), with 9,245 residents at the 2020 Census. Its draft 2024 comprehensive plan describes a barrier island about 12.28 miles long and surrounded by water on three sides. Three bridges link it to West Palm Beach. The Town issues its own construction permits and runs its own design review.
In short: The Town of Palm Beach is a barrier-island town in Palm Beach County, Florida, with 9,245 residents at the 2020 Census and its own design review.
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Overview
Palm Beach at a glance
| Fact | Value | Source |
|---|---|---|
| Location | Palm Beach County, Florida, ZIP 33480 (Town Hall address, 360 South County Road) | Note 10 |
| Population | 9,245 (2020 Census, per Census QuickFacts; Wikipedia gives the same figure) | Notes 1, 2 |
| Land area | About 3.8 square miles (Census QuickFacts). The Town’s draft comprehensive plan gives about 2,432 acres, the same figure. Wikipedia’s infobox and text give different total-area figures, so this page gives land area only | Notes 1, 7, 2 |
| Incorporated | April 17, 1911, according to the Town’s history page; Wikipedia agrees | Notes 6, 2 |
| Setting | Barrier island, described in the Town’s draft 2024 comprehensive plan as 12.28 miles long, about 2,432 acres and surrounded by water on three sides | Note 7 |
| Surrounding water | Lake Worth Lagoon (Intracoastal Waterway) to the west, Lake Worth Inlet to the north and the Atlantic Ocean to the east | Notes 7, 2 |
| Road links to the mainland | Three bridges to West Palm Beach: Flagler Memorial Bridge (north), Royal Park Bridge (middle) and Southern Boulevard Bridge (south) | Notes 7, 2 |
| Local government | Council-manager form, with an elected mayor and a five-member council, according to the Town | Notes 5, 2 |
| Permitting | The Town’s Planning, Zoning & Building Department issues construction-related permits for work within the Town and handles zoning and architectural review services | Note 4 |
| Zoning code | Land development regulations are in Chapter 134 (Zoning) of the Town Code | Note 3 |
The Town’s plan names South Palm Beach as its southern neighbor, across a small section of the waterway (Note 7). Manalapan is a separate town further south along the coast, not an adjacent one, and is linked here for comparison only (Notes 23, 26).
Setting
How is the Town of Palm Beach laid out?
The island setting and the bridge links are the main facts to understand before you look at any address. Setting facts below come from the Town’s draft 2024 comprehensive plan (Note 7).
- The Town describes itself as a barrier island about 12.28 miles long, with about 2,432 acres, surrounded by water on three sides (Note 7).
- The waters are the Lake Worth Lagoon / Intracoastal Waterway to the west, the Lake Worth Inlet to the north and the Atlantic Ocean to the east (Notes 7, 2).
- The plan says the waterway separates the Town from West Palm Beach and Lake Worth Beach to the west, and that a small section of the waterway and South Palm Beach lie to the south (Note 7).
- By road, the island connects to West Palm Beach over three bridges: the Flagler Memorial Bridge, the Royal Park Bridge and the Southern Boulevard Bridge (Notes 7, 2). The Town’s flood hazard sheet names the same three bridges as the main hurricane evacuation route (Note 10).
- Wikipedia describes a section of Lake Worth Beach on the island, with an exclave of Palm Beach extending farther south toward South Palm Beach (Notes 2, 24). Confirm with the Town which jurisdiction a southern address falls in.
- The plan states that expansion of the Town’s corporate limits is not possible (Note 7).
The Town’s development review page says the Town Council adopted the 2024 comprehensive plan update on February 12, 2025, and sent it to the State for final approval (Note 3). The plan text read for this page was the draft, so this page does not cite specific plan policies. Read the current adopted plan.
Local rules
Who sets the rules in the Town of Palm Beach?
The Town runs its own planning, zoning and building department, and a project may go to more than one review body before work starts.
- The Town is governed by a mayor and five-member council in a council-manager form (Note 5).
- The Planning, Zoning & Building Department issues construction-related permits for work within the Town and handles zoning and architectural review services (Note 4). The Town also runs an online permit portal for searching permit records, estimating fees, searching parcels and scheduling inspections (Note 9).
- The Town’s project routing: landmarked or historically significant buildings are reviewed by the Landmarks Preservation Commission (LPC); design review of non-landmarked buildings is handled by the Architectural Commission (ARCOM); projects needing a variance, special exception or site plan review go to the Town Council (Note 3).
- ARCOM reviews and approves modifications to existing structures visible from public rights-of-way, as well as new construction and landscaping. It has seven members and three alternates appointed by the Town Council, and at least two and up to three members must be licensed architects (Note 3).
- The LPC designates Town landmarks and issues Certificates of Appropriateness for modifications to landmarked structures. Designation needs an LPC public hearing and recommendation, and the Town Council must ratify it (Note 3).
- The Town’s development review instructions describe a sequence: a pre-application request, a monthly pre-application meeting, first and second submittals through the online portal, mailed notice to property owners, then a public hearing. The instructions do not state fees, deadlines or timelines (Note 8).
- Zoning rules on land uses, setbacks, height, lot coverage, building volume and mass, and landscape open space are in Chapter 134 of the Town Code (Note 3). This page does not reproduce those numbers.
Town Hall and the Planning, Zoning & Building Department are at 360 South County Road, Palm Beach, FL 33480. Main line (561) 838-5430; Planning, Zoning & Building (561) 838-5431 (Note 10). Rules, fees and timelines change; confirm with the Town.
Due diligence
What should you check before buying in the Town of Palm Beach?
| Check | Why it matters here | Source |
|---|---|---|
| ARCOM design review before exterior changes | Exterior modifications visible from public rights-of-way, new construction and landscaping go to ARCOM, and the Town’s process includes mailed notice to property owners. Ask the seller for prior ARCOM approvals, and confirm with Planning, Zoning & Building whether planned work is administrative or commission-level. This page could not open the Town’s ARCOM project matrix | Notes 3, 8 |
| Landmark or historically significant building status | A landmarked property is reviewed by the LPC, which issues Certificates of Appropriateness for modifications. Check the Town’s landmark list for the street address (the version read was revised June 3, 2025) | Notes 3, 16 |
| Landmark tax-abatement covenant | The Town’s application says its program abates tax increases on improvements for ten years; the LPC approves the work and the Town Council approves the abatement by resolution after completion. The application says the covenant recorded with the deed may transfer to future owners during the abatement period. The application read shows no date in its text, so ask the Town for current terms and ask for any recorded covenant | Note 17 |
| Flood zone determination and elevation certificate | Flood zone drives insurance and elevation requirements. The Town says it provides FEMA flood zone determinations, and its Records Division can provide copies of elevation certificates, (561) 227-6403. Request both for the parcel | Notes 10, 14 |
| Which flood map applies | Palm Beach County reports that new FEMA flood maps became effective December 20, 2024, and that more than 16,000 parcels saw a Base Flood Elevation increase of one foot or more. FEMA’s countywide Flood Insurance Study lists October 5, 2017 as its effective date. This page does not state a map date for the Town. Look up the exact parcel on the FEMA Map Service Center and confirm the zone and Base Flood Elevation with the Town | Notes 13, 15, 14 |
| Substantial improvement (50% rule) | The Town’s notice says that when the cost of work equals or exceeds 50% of the structure’s market value, the existing building must be brought into compliance, including the lowest floor at or above the Base Flood Elevation. The Town’s checklist counts other work on the same structure within the last year, starts market value from the County Property Appraiser’s figure, allows an appraisal if the first calculation exceeds 40%, and refers to at least 1 foot above the Base Flood Elevation. Ask for permit history and any determination on file | Notes 11, 12 |
| Floodplain Development Permit | The Town’s flood sheet says construction in a Special Flood Hazard Area may need a Floodplain Development Permit, separate from normal construction permits. Ask whether one was issued for past work | Note 10 |
| Coastal construction control line | Oceanfront parcels may sit seaward of the state’s control line, which requires a state permit in addition to Town approvals. DEP publishes instructions for checking a parcel with its Map Direct tool | Notes 19, 20 |
| Rental plans | The Town’s FAQ states that short-term rentals, including Airbnb, are strictly prohibited, and that long-term rentals are allowed if only one property is rented; owning more than one rental unit in the Town requires a Business Tax Receipt. These answers come from an FAQ, not the Town Code. Read the current Code and confirm with the Town before you rely on a rental plan | Note 18 |
| Condominium milestone inspection | For a condominium or cooperative building of three habitable stories or more, ask the association for the milestone inspection report or status. The County’s milestone page covers unincorporated Palm Beach County only, so confirm with the Town’s Planning, Zoning & Building Department which office administers a given building | Notes 21, 22 |
| Permit history and open permits | Pull the Town’s permit record for the address before closing to see prior work and open permits. The Town’s portal offers permit and parcel inquiries | Notes 9, 10 |
This is a checklist, not advice. Confirm each item with the Town, the county and your attorney.
Comparison
How does the Town of Palm Beach compare with nearby places?
| Community | Setting | How it differs |
|---|---|---|
| South Palm Beach | Southern neighbor named in the Town’s plan | The plan names South Palm Beach and a small section of the waterway to the Town’s south (Note 7). Wikipedia gives South Palm Beach a 2020 population of 1,471, against 9,245 in the Town (Notes 23, 1) |
| Lake Worth Beach | Mainland city west of the lagoon | The plan lists it among the places separated from the Town by the Intracoastal Waterway; Wikipedia describes a municipal beach section of the city on the barrier island (Notes 7, 24) |
| West Palm Beach | Mainland city across the lagoon | Reached from the island by three bridges (Note 7). Census QuickFacts gives it a 2020 population of 117,415 and a land area of 53.82 square miles, against 9,245 and 3.80 for the Town (Notes 25, 1) |
| Manalapan | Separate barrier-island town further south; comparison only | Not adjacent to the Town. Wikipedia places Manalapan south of South Palm Beach, and the Town’s own plan does not mention it (Notes 26, 23, 7) |
Working with ABODE
How does ABODE help in Palm Beach?
ABODE’s Florida office is on West Bay Drive in Largo, on the Gulf side of the state. We are a Florida-licensed luxury real estate brokerage that represents buyers and sellers across Florida. For a Palm Beach property, we review the design-review history, landmark status, flood and control-line documents with you, compare each property with similar sales nearby, and keep conversations private.
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Questions
Palm Beach real estate: frequently asked questions
What is the Town of Palm Beach, Florida?
The Town of Palm Beach is a town in Palm Beach County, Florida (ZIP 33480). It had 9,245 residents at the 2020 Census (Note 1) and was incorporated on April 17, 1911 (Note 6). The Town’s draft 2024 comprehensive plan describes a barrier island about 12.28 miles long and surrounded by water on three sides (Note 7).
Who reviews exterior changes and new construction in Palm Beach?
The Town’s Planning, Zoning & Building Department issues construction-related permits (Note 4). For design review, the Town routes landmarked or historically significant buildings to the Landmarks Preservation Commission and non-landmarked buildings to the Architectural Commission (ARCOM). Projects needing a variance, special exception or site plan review go to the Town Council (Note 3). Confirm which applies to a given project with the Town.
Which flood map applies to a Palm Beach property?
Palm Beach County reports that new FEMA flood maps became effective December 20, 2024 (Note 13), while FEMA’s countywide Flood Insurance Study lists October 5, 2017 as its effective date (Note 15). This page does not state a map date for the Town. Look up the specific parcel on the FEMA Map Service Center (Note 14), and ask the Town for the flood zone determination and any elevation certificate (Note 10).
What is the 50% substantial-improvement rule in Palm Beach?
The Town’s notice says that when the cost of work equals or exceeds 50% of the structure’s market value, the existing building must be brought into compliance with floodplain rules, including the lowest floor at or above the Base Flood Elevation (Note 11). The Town’s checklist counts other work on the same structure within the last year (Note 12). Ask the Town about permit history before you plan a renovation.
Can I rent out a home in the Town of Palm Beach?
The Town’s FAQ states that short-term rentals, including Airbnb, are strictly prohibited, and that long-term rentals are allowed if only one property is rented; owning more than one rental unit in the Town requires a Business Tax Receipt (Note 18). These answers come from an FAQ, not the Town Code, so read the current Code and confirm with the Town before you rely on a rental plan.
Does ABODE International Realty work in Palm Beach?
ABODE International Realty is a Florida-licensed luxury real estate brokerage with its Florida office at 801 West Bay Drive, Suite 324, in Largo. It represents buyers and sellers across Florida, and conversations are private. To discuss a purchase or sale in the Town of Palm Beach, request a consultation and an ABODE advisor will respond.
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Sources and notes
- U.S. Census Bureau QuickFacts: Palm Beach town, Florida. Checked October 8, 2026. Source for the 2020 Census population (9,245) and land area (3.80 square miles). Total and water area were not confirmed from a Census file, so only land area is shown
- Palm Beach, Florida (Wikipedia). Secondary source used to corroborate population, incorporation date, surrounding waters, the three bridges and the Lake Worth Beach section of the island. Its infobox and body text give different area figures. Verify against the Census Bureau and the Town
- Town of Palm Beach: Planning, Zoning & Development Review (ARCOM, LPC, zoning, comprehensive plan). Checked October 8, 2026. Source for project routing, ARCOM and LPC roles, Chapter 134 zoning and the February 12, 2025 comprehensive plan adoption. Confirm current text with the Town
- Town of Palm Beach: Planning, Zoning & Building Department. Source for the Town issuing construction-related permits and for the department’s service areas. Read through a page summary
- Town of Palm Beach: Town Government. Source for the council-manager form, elected mayor and five-member council. Read through a page summary
- Town of Palm Beach: History of the Town. Source for incorporation on April 17, 1911. Read on a CivicPlus-hosted copy of the Town’s site; Wikipedia agrees
- Town of Palm Beach: draft 2024 Comprehensive Plan (Exhibit A to Ordinance 015-2024). Source for the barrier-island description, surrounding waters, bridges, neighbors and corporate limits. This is the draft 2024 update; the Town’s page says the Council adopted the update on February 12, 2025, so check the adopted version. Read through a document summary
- Town of Palm Beach: Uniform Development Review Instructions. Source for the development review sequence. The instructions do not state fees, deadlines or timelines
- Town of Palm Beach: Permits and Inspections portal. Online permit inquiry, fee estimates, parcel inquiry and inspection scheduling
- Town of Palm Beach: flood hazard information sheet. Source for the Town Hall address and phone numbers, flood zone determinations, elevation certificates, the Floodplain Development Permit and the evacuation route. Undated; confirm current text
- Town of Palm Beach: notice of work on existing buildings in Special Flood Hazard Areas. Source for the 50% substantial-improvement rule. Confirm current text with the Town
- Town of Palm Beach: FEMA Substantial Improvement Checklist. Source for the one-year look-back, the County Property Appraiser starting figure, the 40% appraisal option and the 1-foot elevation reference. Read through a document summary
- Palm Beach County: Update on Flood Zones. Checked October 8, 2026. County report that new FEMA flood maps became effective December 20, 2024, with more than 16,000 parcels seeing a Base Flood Elevation increase of one foot or more. A FEMA document tying that date to the Town was not opened
- FEMA Flood Map Service Center. Look up the flood zone for any address. Flood zone is parcel specific
- FEMA: Palm Beach County Flood Insurance Study. FEMA’s countywide Flood Insurance Study lists October 5, 2017 as its effective date. That differs from the County’s December 20, 2024 report of new maps, so confirm the current map and date for a parcel on the Map Service Center
- Town of Palm Beach: Landmarks and Historically Significant Buildings list (revised 06/03/2025). The Town’s list of landmarks and historically significant buildings. Check the current list for a specific address
- Town of Palm Beach: Historic Preservation Tax Abatement Application. Source for the ten-year abatement program and the deed covenant. The application read shows no date in its text; read through a document summary. This page does not give tax advice
- Town of Palm Beach: frequently asked questions (rentals). Checked October 8, 2026. Source for the Town’s statements on short-term and long-term rentals. This is an FAQ, not the Town Code; the answers were read from the Town’s mobile FAQ listing through a page summary. Read the current Code of Ordinances and confirm with the Town
- Florida Statutes, section 161.053 (Coastal construction control lines), and Florida DEP CCCL program. Once a coastal construction control line is established, construction seaward of it needs state authorization. The statute does not name counties; the Department of Environmental Protection sets the lines county by county. Confirm whether a specific parcel is seaward of the line with DEP. Checked October 4, 2026.
- Florida DEP: determine if a property is seaward of the CCCL (Map Direct). DEP instructions for checking a parcel, aimed at realtors and purchasers of beachfront property. Whether a given parcel is seaward of the line requires the DEP tool
- Florida Statutes, section 553.899 (milestone inspections). Milestone inspection requirements for certain condominium and cooperative buildings. The law has been amended recently; confirm the current text with the association and your attorney
- Palm Beach County: Mandatory Milestone Inspections. The County page applies to unincorporated Palm Beach County; it does not decide how the Town administers inspections
- South Palm Beach, Florida (Wikipedia). Secondary source for South Palm Beach’s 2020 population and for Manalapan’s position to its south
- Lake Worth Beach, Florida (Wikipedia). Secondary source for the section of Lake Worth Beach on the island
- U.S. Census Bureau QuickFacts: West Palm Beach city, Florida. Source for West Palm Beach’s 2020 population and land area
- Manalapan, Florida (Wikipedia). Secondary source for Manalapan’s position along the coast; the Town of Palm Beach’s own plan does not mention Manalapan