The Residences at Mandarin Oriental, Boca Raton: Status, Litigation and Buyer's Guide (2026)

The Residences at Mandarin Oriental, Boca Raton: Status, Litigation and Buyer's Guide (2026)

The Residences at Mandarin Oriental, Boca Raton is a 12-story branded condominium tower at 105 East Camino Real in downtown Boca Raton, part of Penn-Florida Companies' Via Mizner development at the corner of Camino Real and Federal Highway (US 1). It was announced in November 2015 alongside a 164-room Mandarin Oriental hotel next door, with SB Architects designing both buildings and a sky bridge linking them. Construction began in 2019. As of October 2026, neither the condo tower nor the hotel is finished.

This is not a typical pre-construction guide. The project has been delayed for years, the hotel entity filed for Chapter 11 bankruptcy in December 2025, and in July 2026 the condo tower's lenders filed a $417.7 million foreclosure suit. More than a dozen buyers have sued over missed delivery deadlines. This guide sets out what was planned, what has been reported in court filings and the press, what MLS records show and what contract holders and prospective buyers should verify. It is not legal advice; anyone with a contract or deposit should work with a Florida real estate attorney.

At a glance

Sources: Penn-Florida's November 2015 announcement, REBusinessOnline's July 2019 loan report, Commercial Observer's August 2023 report, The Coastal Star's June and July 2026 reports, the South Florida Sun Sentinel's January 2026 report and Discover South Florida's July and August 2026 summaries of court filings.

What was planned

When Penn-Florida and Mandarin Oriental announced the project in November 2015, the plan called for 100 condominiums in a tower adjoining the hotel, with layouts from one to four bedrooms, a sky bridge to the hotel and a late-2017 opening. Douglas Elliman was named the exclusive sales agent. The hotel program included a rooftop restaurant and bar, a lobby lounge, a club lounge, a 4,500-square-foot ballroom, a spa, a fitness center and a rooftop pool.

The residence count changed as the design evolved. Commercial Observer reported 86 units in 2023, Discover South Florida's 2026 coverage cites 88, and the Sun Sentinel's January 2026 report and the lenders' foreclosure complaint, as summarized in press coverage, refer to 85 residences. Ask any seller which count the current condominium declaration uses.

The Via Mizner plan also included the 366-unit 101 Via Mizner rental building, completed in 2018 and sold to a Cardone Real Estate Acquisitions venture for a reported $235 million in 2025, the 60,000-square-foot Shoppes at Via Mizner and a private golf club on a Jack Nicklaus-designed course at 6200 Boca Del Mar Drive. Commercial Observer described the hotel and condo tower as linked by a sky bridge, and REBusinessOnline's 2019 report also described an underground parking tunnel between them.

Residences and sizes in MLS records

Penn-Florida has not published a current floor-plan catalog. Seven residences are listed on the MLS, and they give a sense of the sizes sold:

All seven are recorded as pending or under contract, with contract dates between May 2022 and January 2024, and none has closed. They are pre-construction contracts that have stayed open on the MLS while the building remains unfinished, not current offerings. In July 2019, when the condo construction loan closed, The Coastal Star reported pricing starting at $2 million.

Listing remarks describe ocean and golf course views, Mandarin Oriental hotel services and golf membership through Via Mizner's club. The listings carried projected association fees of about $3,400 to $6,300 a month, or roughly $1.37 per square foot; those projections date from 2022 to 2024 and should not be relied on.

Location: Via Mizner and Camino Real

The site is at the southern edge of downtown Boca Raton, at Camino Real and Federal Highway. Camino Real runs east to the Intracoastal Waterway and The Boca Raton resort. Royal Palm Place is a short walk north and Mizner Park a short drive, with the beach across the Intracoastal. The location is one of the more central in the city, which is part of why the project drew buyers. For the wider market, see our Boca Raton guide.

Photos are drawn from MLS listing photography for the building and may show renderings or earlier construction stages.

Timeline: financing, delays and litigation

The hotel bankruptcy

The Chapter 11 case covers only the hotel: Via Mizner Owner II and Via Mizner Pledgor II filed on December 23, 2025, in the U.S. Bankruptcy Court in West Palm Beach. Reports put the senior claim of TIG Romspen at about $130.2 million, a second secured claim from Via Mizner Funding at about $80 million and unsecured claims at about $24.6 million, including a disputed claim from Mandarin Oriental of about $502,600. Penn-Florida valued the completed hotel at more than $450 million. A June 22, 2026 auction was approved, then postponed to August 14, with TIG Romspen able to credit-bid. We have not found a public report of the auction's result or a court-approved sale as of October 2026.

The condo foreclosure

The condo tower is owned by a different affiliate, Via Mizner Owner III, and is not part of the bankruptcy. On July 17, 2026, a lender group led by Via Mizner Lender 1 LLC filed a foreclosure complaint in Palm Beach County Circuit Court seeking $417.7 million, including a $270 million principal balance and about $24.6 million of advances. The Real Deal described the lenders as affiliated with Apollo Global Management; its August 2026 coverage describes the dispute as being with Madison Realty Capital, the original construction lender. The complaint seeks to cut off claims of junior lienholders and contract purchasers, and press summaries report it alleges the hotel management agreement was allowed to terminate. In August 2026 Penn-Florida's affiliates sued the lenders in New York, seeking more than $500 million and alleging the lenders caused the defaults, and Justice Andrew Borrok temporarily blocked a separate UCC auction pending an October 1 hearing. We have not found a reported outcome of that hearing as of October 20, 2026.

Buyer lawsuits and deposits

According to The Coastal Star's June and July 2026 reports, 13 buyers have sued Via Mizner Owner III. Most contracts were signed in 2022, and buyers argue that the contracts' delivery deadlines passed in 2025; Penn-Florida's attorney argues the completion date was an estimate and cites COVID-19, supply-chain problems, inflation and the 2022 hurricanes. Reported outcomes include a $1.98 million judgment for one couple in June 2026, which allowed them to pursue the title companies holding their escrow (the developer moved for rehearing), a $2.1 million settlement for another, and eight confidential settlements. Recent plaintiffs reported deposits of roughly $1 million to $2 million each.

Florida law lets a developer use deposits above 10 percent of the price for construction if the contract allows it. Press coverage of the foreclosure notes that funds already released to construction would rank behind the secured lender, while escrowed amounts are held separately. How any individual deposit is treated depends on the contract, the escrow agent and the courts.

Is the Mandarin Oriental brand still attached?

As of October 2026, Mandarin Oriental's website still lists Boca Raton among its upcoming residences, and MLS listings still carry the name. The brand licenses its name and is not the developer. The Boca Raton Tribune noted in January 2026 that a court-ordered sale could bring in a new owner who might not keep the brand, and the lenders' complaint reportedly alleges the hotel management agreement was terminated. We have not found a public statement from Mandarin Oriental on the status of the Boca Raton agreements. Anyone buying on the strength of the brand should ask for written confirmation of the current residential license and hotel management agreement.

How it compares nearby

Buyers drawn to a new downtown Boca Raton address have finished alternatives, such as Royal Palm Residences and ALINA, where the building, budget and association can be inspected. Buyers specifically after Mandarin Oriental branding can look at the separate Mandarin Oriental Residences, West Palm Beach, a standalone 31-story tower by Great Gulf that is not connected to the Boca Raton project.

What to check before you act

1. If you hold a contract, have a Florida real estate attorney review the delivery and outside-completion terms, the escrow agreement and whether any part of your deposit was released for construction. The foreclosure complaint names some contract purchasers, so check whether you have been served.
2. Confirm who controls the property. Search the Palm Beach County Clerk's records for the foreclosure case and any judgment, and the bankruptcy docket for the hotel case, before relying on any timeline.
3. Get the brand status in writing. Ask for evidence that the residential license and hotel management agreement remain in force.
4. Treat MLS listings as historical. The seven pending listings reflect 2022 to 2024 contracts; any assignment or resale would need the current owner's and lender's cooperation.
5. Verify the condominium documents. Residence counts, amenities and fees have changed since 2015; rely only on the current recorded declaration and budget.
6. Compare finished buildings. Our Boca Raton guide and the pre-construction section list alternatives, and our guide to buying pre-construction explains deposit protections in general.

Frequently Asked Questions

Where is The Residences at Mandarin Oriental, Boca Raton?

At 105 East Camino Real in downtown Boca Raton, FL 33432, within Penn-Florida's Via Mizner development at Camino Real and Federal Highway. The hotel is next door at 103 East Camino Real.

Is the Mandarin Oriental Boca Raton condo finished?

No. As of October 2026 the 12-story tower is unfinished. The developer's mid-2026 city status report targeted substantial completion in the fourth quarter of 2026, but the construction manager reported stopping work before May 2026 and the lenders filed for foreclosure in July 2026.

Did the Mandarin Oriental Boca Raton go bankrupt?

The hotel entities, Via Mizner Owner II and Via Mizner Pledgor II, filed Chapter 11 on December 23, 2025. The condo tower's owner, Via Mizner Owner III, was not part of that filing; it faces a $417.7 million foreclosure suit filed July 17, 2026.

What happened at the auction?

The hotel auction set for June 22, 2026 was postponed to August 14, 2026. A separate UCC auction tied to the condo developer was temporarily blocked by a New York judge in August 2026. We have not found a reported result for either as of October 20, 2026.

What happens to buyer deposits?

It depends on each contract and escrow arrangement. One buyer couple won a $1.98 million judgment and another settled for $2.1 million in June 2026; eight others settled confidentially. Deposit holders should get legal advice.

How many residences does it have?

The 2015 plan called for 100. Later reports cite 85 to 89, with 2026 coverage most often citing 85.

Follow this building

Visit the building page for MLS records and updates. Contact REHUB to compare finished Boca Raton condos with the remaining pre-construction options.