AP·LIVING

Buyer Presentation · October 2026

Prepared for Mitchell Garcia-Menocal

Your Royal Palm Beach Home Search

After our tour, I went back to the live listings and re-checked every home against the MLS records themselves. Three homes are live and verified today — and I'm holding a fourth, Saratoga, on watch: it's under contract right now, but it checks nine of your ten boxes if that deal falls out.

Hi Mitch — this is the new list. Every fact on this page comes out of the MLS record I pulled today, October 27 — not the websites, which had homes on this board wrong on price and status. What's here is what's real, with each home's misses named right next to its strengths.

Albury PierreLPT Realty · The Real Powerhouse Team(754) 654-4985albury.pierre@lptrealty.com

Your Search Criteria

What I searched for.

Royal Palm Beach onlyEvery home on this page. Nothing outside the village.
Water directly behindThe lake or canal at the back of the lot — no rear neighbor. The privacy is the point.
Single-storyOne level, all of it — no stairs anywhere.
Tile roof preferredTile first, metal second. Where a home misses on the roof, I say so in its section.
A real garageAttached and unconverted — a garage that still parks cars.
A roomy planJudged by the actual rooms and layout, not the square-foot number alone.
Move-in readyNo projects. Nothing that needs work before you can live in it.
Private pool preferredYour own pool beats the community's — a preference, not a deal-breaker.
Cash, ~$800K and underEvery price here sits under your number, with room to spare.

I score every home against your full list of ten. Seven or more boxes checked earns a home a place on this page — and whatever it misses, I name right in its section, so you see the whole picture before we ever get in the car.


At a Glance

All four homes.

AddressPriceBed / BathSq FtGarageHOA
3523 Haldin Place$699,9004 + den / 22,3003-car$353/mo
112 Cocoplum Cir$589,9004 / 22,0232-car$33/mo
230 Ponce de Leon St$599,9994 + den / 21,8722-carNone
120 Saratoga Blvd WUnder contract — the watch$699,0004 / 2.52,5582-car$45/mo

The Homes

One by one.

Three you can walk now, plus the one we're watching. Each section states what the MLS record says — the strengths, and the misses by name.

3523 Haldin Place, Royal Palm Beach, FL 33411 · Crestwood North

Crestwood North · Gated · Built 2022

3523 Haldin Place

Royal Palm Beach, FL 33411 · Crestwood North

$699,900

4 + denBeds
2Baths
2,300Sq Ft
3-carGarage
$353/moHOA
8 of your 10

Royal Palm Beach ✓ · lake directly behind ✓ · one story ✓ · tile roof ✓ · real 3-car garage ✓ · roomy at 2,300 sq ft ✓ · move-in ready ✓ · in budget ✓

Misses: private pool (community pool only) · HOA $353/mo

The water

A lakefront home in Crestwood North — the water sits behind the home, so there is no rear neighbor. That's the privacy box, checked.

The roof

Spanish barrel tile — the roof at the top of your list.

The space

2,300 square feet on one level: four bedrooms plus a private den, and a primary bedroom that measures 16.2 by 15.1 feet. Roomy where it counts.

The garage

A real three-car garage — attached, unconverted.

The age

Built in 2022 — the newest home on this page by decades, with a young roof and young systems to match.

Where it misses

Two honest misses: there is no private pool (Crestwood North's pool is a community pool), and the HOA runs $353 a month, plus a $3,000 capital contribution when you buy.

Listed by

Jeff Tricoli, KW Reserve Palm Beach · MLS B26019980

View all listing photos →
112 Cocoplum Cir, Royal Palm Beach, FL 33411 · Saddle Brook

Saddle Brook · Crestwood

112 Cocoplum Cir

Royal Palm Beach, FL 33411 · Saddle Brook

$589,900

4Beds
2Baths
2,023Sq Ft
2-carGarage
$33/moHOA
8 of your 10

Royal Palm Beach ✓ · canal directly behind ✓ · one story ✓ · tile roof (2022) ✓ · real 2-car garage ✓ · move-in ready ✓ · in budget ✓ · HOA $33/mo ✓

Misses: roomy (2,023 sq ft) · private pool

The water

The canal runs directly behind the home — the listing describes it set along a winding canal, with a fully fenced yard and a screened patio on the water side. No rear neighbor.

The roof

Tile, installed in 2022.

The inside

Renovated and move-in ready: a redone kitchen with quartz counters, an island, and new appliances, luxury vinyl plank floors from 2023, and updated bathrooms.

The garage

A real two-car garage — attached, unconverted.

The HOA

Just $33 a month — the lowest carrying cost on this page.

Where it misses

No private pool. The backyard is large enough to add one if you ever wanted it.

One process note

This home is a short sale, so the seller's lender still has to approve the purchase — that approval hasn't happened yet.

Listed by

Nigel Bettencourt, Standard Realty Group · MLS R11155711

View all listing photos →
230 Ponce de Leon St, Royal Palm Beach, FL 33411 · La Mancha

La Mancha

230 Ponce de Leon St

Royal Palm Beach, FL 33411 · La Mancha

$599,999

4 + denBeds
2Baths
1,872Sq Ft
2-carGarage
NoneHOA
7 of your 10, one to confirm

Royal Palm Beach ✓ · one story ✓ · real 2-car garage ✓ · remodeled and move-in ready ✓ · in budget ✓ · private screened pool ✓ · no HOA ✓

Misses: tile roof (shingle, installed 2004) · roomy (1,872 sq ft) — and the water: the MLS records this home as canal-front; I'll confirm the water sits behind the home when we visit

The pool

The only private pool on this page — in-ground and screened, out back.

The inside

Four bedrooms plus a den, remodeled and move-in ready, all on one level.

The garage

A real two-car garage — attached, unconverted.

The price

Cut about $90,000 from its original $690,000 ask — and the listing says the seller will consider concessions on an acceptable offer.

The water

The MLS records this home as canal-front. The listing itself doesn't describe water behind the home, so I won't claim it — the first thing I confirm on site is exactly where the water sits.

Where it misses

The roof. It's shingle, installed in 2004 — 22 years old. That's a real miss, and it's the first number I'd build into any offer here.

Listed by

Monika Kowalski, LPT Realty · MLS B26069390

View all listing photos →
120 Saratoga Blvd W, Royal Palm Beach, FL 33411 · Saratoga at Royal Palm

Under Contract · The Watch

120 Saratoga Blvd W

Royal Palm Beach, FL 33411 · Saratoga at Royal Palm

$699,000

4Beds
2.5Baths
2,558Sq Ft
2-carGarage
$45/moHOA
9 of your 10

Royal Palm Beach ✓ · lake directly behind ✓ · one story ✓ · real 2-car garage ✓ · roomy at 2,558 sq ft ✓ · fully remodeled ✓ · in budget ✓ · private saltwater pool ✓ · HOA $45/mo ✓

Misses: tile roof (metal, 2021)

The status

Under contract since September 10, with a closing expected in November. It is not available today — this section is a watch, not a pitch.

Why it's here

Because it's the strongest match on your list — nine of your ten boxes. You're not in a rush, and deals fall out. If this one does, it's the first call I make.

The home

Lakefront, with the water directly behind — the primary suite looks over the lake and opens to the covered patio. Built in 1994 and fully remodeled: four bedrooms, 2.5 baths, 2,558 square feet on one level, plus a bonus room.

The pool

A private saltwater pool — gunite, fenced, equipment included.

The roof

Metal, installed in 2021 — the one soft miss. You rank tile over metal; this is the only box it doesn't fully check.

The garage + HOA

A real two-car garage, and the HOA is just $45 a month.

Listed by

Camilo De la Cruz Perez, Home Sold Realty · MLS B26064988

View all listing photos →

Why Work With Me

I check the record before it reaches you.

The websites had this board wrong — prices off by tens of thousands, homes showing live that were already spoken for. My standard is simple: if I haven't verified it in the MLS, it doesn't go in front of you. And when a home has a miss, I print it next to the home, not in a footnote.

Next Steps

Here's what happens next.

1

Tell me which ones you want to walk

Text or call me with the addresses — two or three is plenty. If none of them feel right, tell me that too; it sharpens the next round.

2

I re-confirm each one before we go

Prices and availability move. I re-check every home before we visit, so we never drive out to a dead listing.

3

We walk them together

I schedule showings on Mondays, Wednesdays, and Fridays — and I'm there with you, checking the roof, the systems, and the water with my own eyes.

Mitch — the search continues

This list is live, not final. New Royal Palm Beach homes that fit your criteria land in my search the day they list, and the ones that pass get the same treatment as these — checked in the MLS, misses named, sent to you by me. And Saratoga stays on my watch every day until its closing is final.

Albury Pierre · LPT Realty · (754) 654-4985 · albury.pierre@lptrealty.com

Listing data verified in the MLS on October 27, 2026. Prices and availability can change — I re-confirm any home before we visit. Not an appraisal or an offer.