If you are thinking about selling at 111 First Delray, you are not just listing another condo in Delray Beach. You are bringing a newer downtown boutique residence to market in a price range that stands apart from much of the city’s condo inventory. That creates real opportunity, but it also means buyers will compare your home carefully on price, condition, and lifestyle value. In this guide, you will learn how to position your 111 First Delray condo for a smoother sale, from pricing and prep to showings and buyer questions. Let’s dive in.
Why 111 First Delray Stands Out
111 First Delray is a boutique condominium built in 2019 at 111 SE 1st Ave, one block south of Atlantic Avenue in downtown Delray Beach’s SOFA area. For resale purposes, it is best described as a small boutique building, since current sources vary on the exact unit count. What matters most to buyers is that it feels modern, walkable, and close to the heart of downtown.
That location is a major part of the value story. The building has a 90 out of 100 Walk Score and a 61 out of 100 Bike Score, which supports its identity as a truly walkable downtown property. Buyers looking here are often shopping for convenience, a lock-and-leave lifestyle, and easy access to restaurants, shops, and the beach.
Recent listings also point to a consistent set of buyer-friendly features. These include Bosch appliances, quartz or granite counters, built-out closets, in-unit laundry, secured garage parking, storage cages, a pool with cabanas, a fitness center, bike storage, a community room, a billiard room, and internet included in some cases. When you sell, those details should be presented clearly and accurately.
Price for Today’s Buyer
One of the biggest mistakes sellers make is pricing a downtown luxury condo based only on what they hope the market will pay. In reality, buyers at 111 First Delray are comparing your unit not only to other homes in the building, but also to nearby downtown options and newer inventory across Delray Beach. A strong launch price can create momentum, while an aspirational price can slow activity.
Current active listings in the building are around $675,000, $699,000, and $1.2 million. That places 111 First well above the broader Delray Beach condo market, where Realtor.com reports a citywide median listing price of $299,000 for condos. In other words, your condo sits in a premium bracket and needs premium presentation to support it.
Countywide market timing also matters. Palm Beach County’s March 2026 attached-home report showed a median time to contract of 111 days and 8.5 months of supply, which suggests buyers have choices. The same report showed that 62.9% of attached-home sales were cash, so serious condo buyers may move decisively, but they still expect value.
A recent 111 First sale reinforces that point. One unit listed at $1.18 million in late February 2026, reduced to $1.13 million in late March, went contingent in mid-April, and closed in late May for $1.05 million. That does not mean every unit will follow the same path, but it does show that pricing discipline matters.
Know Your Competition
Your condo does not enter the market in a vacuum. Buyers looking at 111 First are often also considering other walkable downtown buildings near Atlantic Avenue and Pineapple Grove. They may compare by location, finishes, building feel, amenities, and monthly carrying costs.
Two likely comparators are The Astor and The Mark Downtown. Based on current building information, these communities differ in age, size, and product style, which can shape how buyers view your listing. In general, 111 First tends to stand out for newer construction and a more contemporary amenity package, while older nearby buildings may appeal to buyers looking for a different layout or a more established boutique feel.
This is why your marketing should not rely on generic language. Instead of simply saying your condo is in a great location, show how it fits into the downtown Delray lifestyle buyers want. The Downtown Delray district is organized around walkable neighborhoods, and Delray Municipal Beach is described as a short walk from downtown Atlantic Avenue. That context helps buyers understand why 111 First commands attention.
Focus on Like-New Condition
Because 111 First is relatively new construction, buyers often expect a polished, move-in-ready presentation. Even minor wear can stand out more in a modern condo where clean lines and fresh finishes are part of the appeal. Your goal is to make the home feel crisp, bright, and easy to imagine living in.
Start with the details buyers notice right away. Touch up paint and trim, deep-clean the balcony, wash windows, and make sure kitchen and bath surfaces shine. If your closets are built out and you have a storage cage, organize them so they feel efficient rather than crowded.
This building’s buyers also pay attention to practical convenience. Secure parking, storage, in-unit laundry, and amenity access are all part of the package. When your condo looks well cared for and functions smoothly, it supports the like-new story that helps justify a premium asking price.
Assemble Condo Documents Early
A smooth sale often depends on what happens before the first showing. Condo buyers usually ask more detailed questions than single-family buyers, especially in a boutique downtown building. If you prepare the paperwork early, you can answer quickly and keep a deal moving.
Your document packet should include the current estoppel, monthly dues, parking assignment, storage assignment, pet rules, rental rules, and any appliance or warranty documentation you still have. This matters because recent listing data show that dues and inclusions can vary by unit. You do not want to rely on a general building number when buyers are asking about your specific condo.
It is also smart to verify any details that can differ across sources. For example, current sources vary on the building’s total number of residences, and HOA inclusions may not be identical from one listing to another. Clean, confirmed information builds trust and helps reduce back-and-forth later.
Highlight the Features Buyers Care About
When buyers shop in 111 First, they are usually looking for a combination of modern interiors and downtown ease. That means your marketing should focus on the features most likely to influence their decision. The strongest listings are specific, not vague.
Make sure your presentation clearly addresses:
- Kitchen finishes such as Bosch appliances and quartz or granite counters
- Built-out closets and efficient storage
- In-unit laundry
- Secured garage parking
- Storage cage if assigned
- Balcony or outdoor space
- Pool with cabanas
- Fitness center
- Bike storage
- Community room and billiard room
- Internet or other HOA inclusions, if applicable to your unit
These details matter because buyers in this price range want to understand both the home and the lifestyle. If a feature applies to your unit, say so clearly. If it does not, avoid broad assumptions.
Make Showings Tell the Downtown Story
A good showing does more than present square footage. It helps buyers feel what life in the home would be like. At 111 First, that means connecting the condo to the walkable downtown setting that makes the building so appealing.
Atlantic Avenue is known for wide sidewalks, and the city continues to invest in pedestrian-friendly streetscapes. Downtown Delray is also organized around walkable districts, which supports the everyday convenience many buyers want. During showings, that broader setting becomes part of the listing’s value.
The beach also strengthens your position. Delray Municipal Beach is described as a short walk from downtown Atlantic Avenue and spans two miles. For many buyers, especially second-home and relocation buyers, that proximity helps turn interest into action.
Be Ready for Common Buyer Questions
Buyers in condo transactions often decide based on small details that affect daily use, flexibility, and monthly costs. If you can answer clearly and quickly, you create confidence. At 111 First, a few questions come up again and again.
Building size
Current sources describe the building as having about 66 to 70 residences. Because the number varies by source, confirm the exact count from condo documents before marketing your unit.
HOA dues and inclusions
Recent listing data show monthly HOA figures ranging from about $725 on a one-bedroom active listing to $1,134 on a sold two-bedroom. Inclusions have also varied across listings, with combinations such as water, sewer, insurance, management, maintenance, trash, recreation facilities, and common areas. The safest move is to confirm your unit’s current dues and inclusions through the estoppel.
Pets and rentals
One current listing shows pets allowed with size limits and possible restrictions. The same listing notes leasing may be allowed with restrictions and tenant approval. Since rules can change, buyers will want the most current association guidance for your unit.
Distance to Atlantic Avenue and the beach
Current listing remarks describe 111 First as one block south of Atlantic Avenue. Downtown Delray information also notes that Delray Municipal Beach is a short walk from downtown Atlantic Avenue. That is a strong lifestyle point, especially for buyers who prioritize walkability.
Why a Thoughtful Launch Matters
In a building like 111 First Delray, your first days on market matter. Buyers will quickly decide whether your condo feels well priced, well presented, and worth seeing in person. Once a listing sits too long, it can invite tougher negotiations.
That is why the best strategy usually blends realistic pricing, sharp presentation, and clear building information from day one. In a premium downtown category, polished visuals and strong exposure are not extras. They are part of the value proposition.
If you are preparing to sell your condo at 111 First Delray, the right plan can make the process feel more predictable and less stressful. For tailored guidance on pricing, presentation, and marketing in downtown Delray Beach, connect with The South Ocean Group.
FAQs
What makes a 111 First Delray condo different from other Delray Beach condos?
- 111 First Delray is a newer boutique building in downtown Delray Beach, one block south of Atlantic Avenue, with a walkable location, contemporary finishes, and amenities that place it in a premium condo category.
How should you price a condo at 111 First Delray?
- You should price it against current active listings in the building, nearby downtown comparators, and current Palm Beach County condo market conditions rather than relying only on broader Delray Beach median prices.
What documents should you gather before listing a 111 First Delray condo?
- You should gather the estoppel, current HOA dues, parking and storage assignments, pet and rental rules, and any appliance or warranty documentation that helps answer buyer questions early.
What features matter most to buyers at 111 First Delray?
- Buyers often focus on modern kitchen finishes, built-out closets, in-unit laundry, secure parking, storage, balcony space, and access to amenities like the pool, fitness center, and bike storage.
Are pets and rentals allowed at 111 First Delray?
- Current listing information indicates pets may be allowed with size limits and possible restrictions, and rentals may be allowed with restrictions and tenant approval, but you should confirm current rules through the association documents.
