Cache 11 Delray Beach: Prices, Floor Plans and Price Cuts
Updated October 29, 2026
Cache 11 is an 11-home enclave of new single-family homes on Palm Trail and NE 9th Avenue in Delray Beach, about 350 feet from the Intracoastal. Homes run 4,732 to 4,942 square feet of air-conditioned area with five bedrooms. Active listings run $4,995,000 to $5,550,000, which is about $1,038 to $1,123 per square foot. There is no homeowners association.
Cache 11 at a glance
| Address | Cache 11, Palm Trail, Delray Beach, FL 33483. Known individual homes: 807 NE 9th Avenue and 810, 812, 814 and 816 Palm Trail |
|---|---|
| Neighborhood | Palm Trail, just north of downtown Delray Beach. About 350 feet from the Intracoastal and the Delray Marina, roughly a three-minute drive to Atlantic Avenue, under five minutes to Seagate Beach Club and Delray Municipal Beach, about half a mile from the ocean |
| Homes | 11 single-family homes. Not a condominium |
| Stories | Three, per the developer's own listing page for The Juno Beach. Not published elsewhere |
| Starting price | Published as from $5 million, though the lowest active listing is $4,995,000. Quoted model prices include The Keys at $5.5M, The Brickell at $5.5M and The Bal Harbour at $5.95M |
| Home sizes | 4,732, 4,813 or 4,942 sq ft of air-conditioned area depending on model. Total square footage 6,635 to 7,996 sq ft including garage and covered outdoor space |
| Bedrooms / baths | 5 bedrooms in every model. Baths published as 5.1 to 6.2, meaning five full plus one half through six full plus two half. MLS shows 6 to 7 total baths, which counts halves differently |
| Price per square foot | About $1,038 to $1,123 on air-conditioned area, computed by Mangrove Realty from four live listings. About $744 on total area at one home, which shows how much the basis matters |
| Developer | Stamm Development Group |
| Architect | Affiniti Architects |
| Interior designer | Decorators Unlimited |
| Landscape architect | Nielsen Landscape Architects |
| Construction | Seagate Capital Construction. One source gives the name as Seagate Construction and another lists it among several teams without specifying its role |
| Sales brokerage | Sources conflict. Jennifer Kilpatrick of Corcoran and John Hackett of SDG Real Estate per the project's own page; Sophia Frey appears as listing agent on current MLS listings; The Mastropieri Group is cited as listing brokerage; Kim N. Bregman of Optima Properties also markets it |
| Homeowners association | None. Not gated, no club membership |
| Status | Construction appears complete or nearly complete, with four homes still actively listed as of late 2026. No closings published |
| Delivery | Sources said the final home would deliver in late 2025. Several homes remain listed, so treat delivery as done or imminent |
What Cache 11 is and where it sits
Cache 11 is 11 new single-family homes on Palm Trail and NE 9th Avenue, in the Palm Trail pocket just north of downtown Delray Beach. The location is the strongest thing about it. You are about 350 feet from the Intracoastal and the Delray Marina, roughly three minutes by car to Atlantic Avenue, under five minutes to Seagate Beach Club and Delray Municipal Beach, and about half a mile from the ocean. If you want new construction and you want to be on the water side of Federal Highway, your options in Delray Beach are very limited and this is one of them.
Two things make it different from the other Delray new-construction option. There is no homeowners association and it is not gated, with no club membership. The developer positions this as lock-and-leave, which is aimed squarely at seasonal buyers from the Northeast: nothing to pay monthly, nothing to vote on, nobody's rules to follow. That is a genuine differentiator against Delray Ridge, which is gated and whose association dues are themselves in dispute. The trade-off is the obvious one: no gate, no shared security, and no entity responsible for the common streetscape.
Buyers choose from three design styles. Coastal uses a neutral palette with artisan tile, terrazzo and fluted cabinetry. Modern uses natural stone, wide-plank wood, textured glass and unadorned metal. Transitional is described as inspired by a restored London townhome, with architectural moldings and richer finishes. Finishes within each style are tailorable.
On the address: you will see 816 Palm Trail given as the project address. That is one home inside Cache 11, not the project. The developer's own page for The Palm Beach at Cache 11 gives 814 Palm Trail, while another marketing page never mentions 816 and lists 810. The enclave spans both Palm Trail and NE 9th Avenue, so the right way to refer to it is Cache 11, Palm Trail, and then to name individual homes by address.
The homes and the plans
| Model | Home names | Air-conditioned sq ft | Bedrooms / baths | Garage |
|---|---|---|---|---|
| Model 1 | The Palm Beach, The Hypoluxo, The Brickell | 4,732 | 5 bed / 6 full plus 2 half | 3-car |
| Model 2 | The Gulfstream, The Aventura, The Keys, The Lynwood | 4,942 | 5 bed / 5 full plus 2 half | 2-car |
| Model 3 | The Bal Harbour, The Juno Beach, The Jupiter | 4,813 | 5 bed / 5 full plus 1 half | 2-car |
Total square footage, including garage and covered outdoor space, runs 6,635 to 7,996 square feet. The Juno Beach is published at 7,996 total against 4,942 air-conditioned, which is the widest gap in the project and the reason the next section matters so much.
Published home features: private heated saltwater pool; club room; private elevator; third-floor roof deck; summer kitchen with beverage center, gas grill and sink; full-service wet bar with beverage center, ice maker and sink; Wolf and Sub-Zero appliance package; Electrolux laundry on the first and second floors; smart home integration with surround-sound prewire, motorized shades, wireless access and security cameras; water walls and dual fireplaces in the great room and club room; 32-foot foyer ceilings; a primary suite with 12-foot-2 vaulted ceilings, soaking tub, walk-in closet, balcony and office; a private loggia off the great room. Some models have a pull-through showroom space in the garage.
There are no shared community amenities. Everything on that list is inside your own house.
Price per square foot, and the 25 percent trick
Cache 11 is the one project in this corridor where several homes are listed simultaneously with both a price and a square footage, which makes it the best live-listing price-per-square-foot data available. But there is a catch that changes the number by about a quarter, and almost nobody discloses it.
You have to compute on air-conditioned living area, not total square footage. Total here includes the garage and the covered outdoor space, which at these homes is 1,700 to 3,000 square feet of the published total. Divide by total and you understate the rate by roughly 25 percent. Here is the demonstration on one home: The Bal Harbour at $5,950,000 works out to $744 per square foot on its 7,996 total square feet, or about $1,236 per square foot on its 4,813 air-conditioned square feet. Same house, same price, two very different-looking numbers. If a competing page shows you $744, it is not lying to you, but it is not telling you what it measured either.
Here is the arithmetic on the live listings, on air-conditioned area, from two sources captured at different times:
| Address | Asking price | Air-conditioned sq ft | Computed price per sq ft | Note |
|---|---|---|---|---|
| 816 Palm Trail | $5,550,000 | 4,942 | $1,123 | Consistent across both sources |
| 810 Palm Trail | $5,450,000 | 4,942 | $1,103 | Earlier snapshot |
| 810 Palm Trail | $5,295,000 | 4,942 | $1,071 | Later snapshot, reduced $155,000 |
| 814 Palm Trail | $5,275,000 | 4,732 | $1,115 | |
| 812 Palm Trail | $5,250,000 | 4,813 | $1,091 | |
| 807 NE 9th Avenue | $4,995,000 | 4,813 | $1,038 | Lowest active listing, below the stated $5M floor |
That converges on roughly $1,038 to $1,123 per square foot of air-conditioned area, and the convergence is itself the useful part. One published stats box for the project gives an average of $5.3 million with a low of $5 million, a high of $5.6 million and an average of about $1,100 per square foot. Another source shows $1,091 to $1,163. My arithmetic, that stats box and that second range all land in the same place, which is rare and makes this a defensible claim rather than a guess.
Pricing is moving down here, not up
This is the market insight on this page and it is worth stating plainly, because it runs the opposite direction from the Boca Raton condominium towers.
810 Palm Trail is listed at $5,450,000 by one source and $5,295,000 by another, with the second noting a $155,000 reduction. That is consistent with a price cut between the two snapshots. Separately, the developer offers a $100,000 buyer credit on select homes, terms varying. And the lowest active listing at $4,995,000 sits just under the project's own stated $5 million floor.
A price reduction plus a six-figure buyer credit plus a listing below the stated floor is what a softer absorption pace looks like. Compare that to Mr. C Residences in Boca Raton, where the published entry price rose about 29 percent in nine months on roughly 50 percent sold. Same nine months, same county, opposite direction. I am not going to tell you Delray single-family is weakening as a category on the strength of one enclave, because 11 homes is a tiny sample. But if you are buying here, you should know that the pricing pressure is currently on the seller's side of the table, not yours.
Launch pricing for Cache 11 was never published, so unlike the Boca condominiums there is no launch-to-now comparison to be made. The $155,000 reduction is the only documented price movement.
Worth knowing before you tour
No closed or sold prices are published for any Cache 11 home. The sold sections on every source I checked are empty. That means there is no evidence of what this market will actually pay here, only what is being asked. I am saying "no closings published" rather than estimating, because estimating would be making it up.
Completion status is contradictory. One source said the final home would deliver in late 2025. Another said later in 2025 with other plans delivering 2025. The developer's own page lists The Palm Beach as completed in 2025. Yet four homes remain actively listed as of late 2026. The most useful reading is that construction is done or nearly done and what remains is unsold standing inventory, which is a materially different situation from "coming soon." No source states that outright, so take it as what the listings show rather than as a conclusion.
Inventory counts do not add up. One source says 27.3 percent available, which is 3 of 11, while showing four active listings. Another says three were released but lists a fourth, The Palm Beach, as under contract, with The Keys, The Bal Harbour and The Brickell released and The Jupiter, The Gulfstream and a Manalapan plan "coming soon." Ask for the current availability list in writing.
Nobody can tell me who controls the listings. The project's own page names Jennifer Kilpatrick of Corcoran and John Hackett of SDG Real Estate. Current MLS listings show Sophia Frey. The Mastropieri Group is cited as listing brokerage. Kim N. Bregman of Optima Properties also markets the project. That is four or five names across sources and I could not determine which is current. Verify before you take anybody's word on availability or pricing.
The stated starting price does not match the listings. Two sources say pricing starts at $5 million. The lowest active listing is $4,995,000.
Bath counts conflict between the developer's 5.1 to 6.2 convention and MLS records showing 6 to 7 total baths. These are the same homes counted two different ways. Count them on the plan.
Three stories is single-sourced. Only the developer's own listing page for The Juno Beach states the story count. No other source publishes it. If stairs matter to you, confirm the specific home and confirm that the private elevator serves all three levels.
Rental policy is not published. With no homeowners association, City of Delray Beach ordinances and any applicable deed restrictions govern instead. If short-term rental income is part of your plan, get a lawyer to confirm what the city actually allows at that address before you buy. Do not assume that no association means no rules.
One source describes the developers as "a consortium including Stamm Development Group and Affiniti Architects." That is loose phrasing about a developer and its architect, not a statement about ownership, and I would not rely on it.
Who Cache 11 suits, and who it does not
It suits the seasonal buyer from New York, New Jersey, Connecticut or the DC area who wants a new house near the water in Delray Beach and does not want an association, a board, a monthly assessment or a club bill. Lock-and-leave with no dues is a real thing here, not marketing. It suits a buyer who wants five bedrooms, a roof deck, an elevator and a pool, three minutes from Atlantic Avenue. And right now it suits a buyer who is willing to negotiate, because a reduced listing and a $100,000 buyer credit are both on the table.
It does not suit a buyer who wants a gate, shared security or amenities, because there are none. It does not suit a buyer who needs comparable sales to justify a price, because none have been published. It does not suit a buyer who wants to be the cheapest per square foot in Delray Beach, because Delray Ridge is about 40 percent lower. And with the sales representation unclear across sources, it does not suit a buyer who is not willing to make somebody put the current facts in writing.
Register me as your broker before your first appointment at Cache 11. The developer pays the buyer-side commission either way, so representation costs you nothing. But if you tour alone and sign in with the on-site or listing agent, you can give up the right to be represented at that project permanently. Whoever shows you the house works for the seller, not for you. At Cache 11 there is a specific reason to have your own broker: I need to find out for you who actually controls these listings right now, which homes are genuinely available versus under contract, whether the $100,000 credit applies to the home you want, and how much further the asking price will move given that one home has already been cut $155,000. None of those answers are going to be volunteered. I will go with you, or pre-register you so you are covered before you ever walk in.
How Cache 11 compares to the alternatives
| Cache 11 | Delray Ridge | Onix Delray Beach | Mr. C Residences | |
|---|---|---|---|---|
| Type | 11 single-family homes, not gated | 14 single-family homes, gated | 26 condominium residences | 133 condominium residences |
| City | Delray Beach | Delray Beach | Delray Beach | Boca Raton |
| Pricing | $4,995,000 to $5,550,000 active | About $2.91M base, excluding lot premium | From $1.549M | From $2.2M |
| Price per sq ft | $1,038 to $1,123 on air-conditioned area | $655 to $860 | See building page | $1,278 to $1,464 |
| Sizes | 4,732 to 4,942 sq ft air-conditioned | 4,197 to 5,124 sq ft | 1,400 to 2,000 sq ft | 1,522 to 2,869 sq ft, disputed |
| Association | None | Disputed: $878.45, $790 or none | Condominium assessment, not published | Condominium assessment, not published |
| Gated | No | Yes | Secured building | Secured building |
| Closed sales data | None published | Six closings published | Pre-construction | Pre-construction |
| Price direction | Down. One home cut $155,000, plus a $100,000 credit | Mixed. One sale 3.9% under ask, one pending after a cut | See building page | Up about 29% in nine months |
- Delray Ridge wins on price and on evidence. It is roughly 40 percent cheaper per square foot, it is gated, and it is the only project in this corridor with published closed sales, so you can see what the market paid rather than what somebody is asking. Its weakness is the unresolved association question, which Cache 11 does not have at all.
- Onix wins on walkability and entry price if a condominium three blocks from Atlantic Avenue at $1.549 million suits you better than a five-bedroom house at $5 million.
- Cache 11 wins on location and on carrying cost. Nothing else new in Delray Beach puts you 350 feet from the Intracoastal in a five-bedroom house with no association dues. If you are a seasonal owner, zero dues on a $5 million property compounds in your favor every year.
If you are also weighing branded Boca Raton condominiums, one of them needs a warning. The Residences at Mandarin Oriental at 105 E Camino Real in Boca Raton is the subject of a $417.7 million foreclosure suit filed in mid-2026 by a lender affiliated with Apollo Global Management; the developer has countersued for more than $500 million; the adjacent hotel entity filed Chapter 11 in December 2025 and has never opened; and at least 13 buyers have sued over deposits, with one $1.98 million judgment and one $2.1 million settlement. Completion timing is in dispute. These are allegations in pending cases, not findings of fact. It is not a normal building coming in 2027. The full picture is in my Mandarin Oriental Boca Raton foreclosure buyer guide. Buying a finished house at Cache 11 puts you out of reach of that class of problem entirely, which is part of what the price buys.
Frequently asked questions
How much is a home at Cache 11 Delray Beach?
Active listings run from $4,995,000 at 807 NE 9th Avenue to $5,550,000 at 816 Palm Trail. Quoted model prices include The Keys and The Brickell at $5.5 million and The Bal Harbour at $5.95 million. The project states pricing from $5 million, although the lowest active listing is just under that. One home at 810 Palm Trail has been reduced by $155,000, and the developer offers a $100,000 buyer credit on select homes with terms varying.
What is the price per square foot at Cache 11?
About $1,038 to $1,123 per square foot of air-conditioned living area, which I compute from four live listings. Two independent published figures, an average of about $1,100 and a range of $1,091 to $1,163, land in the same place. Be careful with any figure you see elsewhere: computed on total square footage including garage and covered outdoor space, the same homes look like about $744 per square foot. Always ask which basis a quoted rate used.
How many homes are in Cache 11?
Eleven, which is consistent across every source. Availability is not consistent: one source says three of 11 are available while showing four active listings, and another says three were released with a fourth under contract and three more coming soon. Get the current availability list in writing.
Is Cache 11 finished?
Probably, but the sources contradict each other. One said the final home would deliver in late 2025, the developer's page lists The Palm Beach as completed in 2025, and yet four homes remained actively listed as of late 2026. The most useful reading is that construction is complete or nearly complete and the remaining homes are unsold standing inventory. No source states that outright, so treat it as what the listings show rather than as an established fact.
Does Cache 11 have an HOA?
No. No homeowners association, not gated, and no club membership. The developer positions this as lock-and-leave with no monthly dues, which is a genuine differentiator against Delray Ridge a mile and a half away, where the dues question is itself in dispute. Understand the trade: no dues also means no shared security, no gate and no entity responsible for the common streetscape.
Are short-term rentals allowed at Cache 11?
Rental policy is not published, and because there is no homeowners association there are no association rules to govern it. City of Delray Beach ordinances and any applicable deed restrictions apply instead. If rental income is part of your plan, have a Florida real estate attorney confirm what the city permits at that specific address before you buy. No association does not mean no rules.
Is Cache 11 a good investment?
I cannot answer that for your situation. What the facts support: the location 350 feet from the Intracoastal is close to irreplaceable in Delray Beach, zero association dues on a $5 million property is a real annual saving, and the buildings are finished so there is no construction or deposit risk. Against that, no closings have been published anywhere, which means there is no evidence of what this market pays here; one home has been cut $155,000; a $100,000 buyer credit is on offer; and the lowest listing sits below the project's own stated floor. Those last four facts together say absorption is slower than the asking prices imply.
Who built Cache 11?
Stamm Development Group is the developer. The architect is Affiniti Architects, interior design is Decorators Unlimited, and landscape architecture is Nielsen Landscape Architects. Construction is attributed to Seagate Capital Construction, with one source giving the name as Seagate Construction and another listing it among several project teams without specifying its role.
Can I use my own realtor at Cache 11?
Yes, and at this project it matters more than usual. The developer pays the buyer-side broker so representation generally costs you nothing, and if you tour alone and register with the on-site or listing agent you can forfeit representation at that project permanently. Cache 11 specifically needs a buyer's broker because the sales representation is unclear across published sources, availability counts do not reconcile, and there are negotiable items on the table that nobody is going to offer you unprompted.
Construction status as of October 29, 2026: construction appears complete or nearly complete. One source said the final home would deliver in late 2025 and the developer's own page lists The Palm Beach as completed in 2025, yet four homes remained actively listed in late 2026, which points to finished unsold standing inventory rather than a project still being built. No closed or sold prices are published for any of the 11 homes. 810 Palm Trail has been reduced by $155,000 between two published snapshots. A $100,000 buyer credit is offered on select homes, terms varying. Availability counts conflict between three and four homes.
Damara Cohn - Founder and Broker, Mangrove Realty, Inc. Licensed Florida real estate broker since 2002, with 25+ years in the industry and over 35 years living in South Florida. Mangrove Realty is based in Delray Beach, so I know the Palm Trail pocket block by block and I can tell you exactly how it differs from Seacrest, from the Marina Historic District and from the beach side of A1A. Contact me directly.
Keep reading
- All Delray Beach pre-construction condos and new construction
- Delray Ridge Delray Beach: prices and floor plans
- Onix Delray Beach: prices and floor plans
- Boca Raton pre-construction condos
- Mr. C Residences Boca Raton: prices and floor plans
- Mandarin Oriental Boca Raton: foreclosure buyer guide
Figures on this page are compiled from developer materials, county and city filings, active listings and trade reporting. Prices are starting-from or current-asking figures and change without notice. Price per square foot is computed by Mangrove Realty from published prices and published sizes and is an estimate, not a quoted figure; rates on this page are computed on air-conditioned living area unless stated otherwise, and the basis is disclosed because computing on total area understates the rate by roughly 25 percent. Where published sizes, bath counts, availability counts, completion dates or sales representation conflict, that is stated on this page rather than resolved. No closed sales are published for this project and none are estimated here. Projects may be redesigned, delayed, repriced or cancelled. This page is informational and is not an offer to sell or a solicitation to buy where registration is incomplete. Statements about pending litigation at other projects describe allegations in pending cases and are not findings of fact. Consult a licensed Florida real estate attorney before placing a deposit on any project with litigation or a paused schedule, and before relying on any rental or short-term-letting assumption at a property with no homeowners association. Nothing here is legal, financial or tax advice. Verify home size, lot size, assessments, reserves, deposit schedules and escrow terms in the governing documents and the purchase contract. Mangrove Realty, Inc. is not the developer or builder of Cache 11 and is not affiliated with Stamm Development Group, Affiniti Architects, Seagate Capital Construction, The Corcoran Group, SDG Real Estate, The Mastropieri Group or Optima Properties. Square footage, dimensions and lot sizes shown here are approximate, are taken from developer-published materials, and may differ from as-built conditions and from the measurements stated in the condominium or governing documents. All information on this page, including pricing, availability, specifications, amenities and delivery dates, is believed accurate but is not guaranteed. Mangrove Realty, Inc. makes no representation or warranty, express or implied, as to the accuracy or completeness of any information on this page, and assumes no liability for errors, omissions or subsequent changes. Last updated October 29, 2026.