For years, the working shorthand for downtown Delray was simple. Atlantic Avenue east of Swinton was the walkable part. West of Swinton was where you parked. Sundy Village is the first project big enough to break that habit, and this summer is the window where residents can still walk in without a wait.
The Pebb Capital campus at 22 West Atlantic hit its Temporary Certificate of Occupancy last fall, but the restaurant lineup is opening on a staggered clock through the back half of 2026. Some rooms are already pouring. Others are still framed drywall behind paper. If you live within a Citi Bike ride of Old School Square, the useful question is not what is coming. It is what is open this week.
What is actually serving right now
The confirmed Phase One tenants read like a Brooklyn crawl transplanted onto seven acres of restored Delray cottages: Barcelona Wine Bar, Van Leeuwen Ice Cream, Double Knot Japanese izakaya, Drinking Pig BBQ, Maman café, and Delray Beach Craft Brewing. Not every door is open yet. Most of these venues began their buildouts in late 2025, with openings rolling out throughout 2026.
| Tenant | Concept | Status heading into summer 2026 |
|---|---|---|
| Barcelona Wine Bar | Spanish tapas, wine-forward | Open, one of the first anchors serving |
| Van Leeuwen Ice Cream | Scoop shop | Open, walk-up traffic |
| Double Knot | Japanese izakaya | Buildout, rolling opening in 2026 |
| Maman | French-inspired café, 1,768 sf | Buildout, rolling opening in 2026 |
| Drinking Pig BBQ | Barbecue | Buildout, rolling opening in 2026 |
| Delray Beach Craft Brewing | Brewery in the restored Cathcart House on Swinton | Buildout, rolling opening in 2026 |
Two things about that table matter more than the names. First, Barcelona and Van Leeuwen carry the foot traffic alone right now, which means dinner on a Thursday still works without a reservation held two weeks out. That will not be true in October. Second, Delray Beach Craft Brewing is going into the restored Cathcart House on Swinton Avenue, not a new-build shell. Adaptive reuse of a listed home changes the pace of construction in ways a build-to-suit does not, and it explains why the brewery is likely to be among the last to pour.
The Swinton line is finally moving
The reason this project reads differently from Atlantic Crossing or The Set is geographic. Sundy Village sits on the west side of Swinton, and until now, the west side has been treated as edge condition. That is changing on paper and in the ground.
Phase One delivered 100,000 square feet of Class A+ office space, 30,000 square feet of retail and dining, and 268 below-grade public parking spaces, with leasing already at 88 percent occupancy, with another 8,500 square feet under negotiation that would push that figure to more than 92 percent. That is not a speculative office bet. That is a signed tenant roster including Vertical Bridge, which expanded its footprint to 48,140 square feet earlier this year and, on the flex-office side, Industrious, the national flexible workspace provider, which will occupy 25,190 square feet across two standalone office buildings at 25 SW First Avenue and 35 SW First Avenue.
Translation for someone who already lives here: the daytime population on the west side of Swinton is about to look nothing like it did in 2023. Coffee at 8:30, lunch counters at noon, and a wine bar at 6 all need to serve the same block. That is why the tenant mix skews café and share-plate rather than destination steakhouse.
The garage is the tell, not the towers
If you want to know whether a development is built for residents or for visitors, look at the parking terms, not the renderings. Phase Two of Sundy Village will add a 79,141-square-foot office building at 100 SE First Avenue and a 165-space garage with 3,400 square feet of ground-floor retail at 48 SE First Avenue. The garage, developed in partnership with the City of Delray Beach, will be open to the public after 6 p.m. on weekdays and all day on weekends.
Read that timing carefully. The garage is private during the workday, public in the exact hours residents want to walk to dinner or brunch. That is the deal Pebb cut with the city to justify the density, and it is the piece that determines whether the west side becomes walkable at night or stays a commuter zone that empties at 5. Full campus completion is projected for late 2026 to early 2027.
Sundy Village is one node in a three-corner move
Atlantic Avenue is filling in on both sides of Swinton at the same time, which is unusual and worth naming.
East of Swinton, Atlantic Crossing broke ground on its next phase at 777 E. Atlantic Ave, directly east of the already successful first phase completed in 2022, financed by a $119 million construction loan. The addition brings two distinct buildings: a three-story building with 23,800 square feet of retail and restaurant space, and a four-story building with 15 condo units. Hampton Social and Le Colonial already anchor the Phase One side.
Further east, at the busiest stretch of the avenue, Pierre Delray II is under construction at the southwest corner of East Atlantic Avenue and Southeast 3rd Avenue, two parcels combined under a single footprint. Plans call for retail at street level and professional offices on the upper floors. Net usable area lands around 30,000 to 33,000 square feet, once you set aside the parking structure. The city issued the building permit on July 26, 2025, and the team is aiming to finish in 2027. New Class A commercial space rarely opens directly on Atlantic Avenue.
Three Class A projects, three different blocks, one shared timeline landing in 2026 and 2027. If you own a home within walking distance of Atlantic, this is the last summer the corridor looks the way it did when you bought.
The March calendar already told us
Savor the Avenue took place Monday, March 23, 2026, from 5:30 to 9:30 PM, spanning over five blocks through the heart of downtown Delray Beach. Now in its 17th year, Savor the Avenue is one of Delray Beach's most anticipated events. The 2026 participant list ran through the familiar downtown names: Avalon Beach House, Beach Club, Brulé/Rose's Daughter, Campi, City Oyster, Elisabetta's, Gabriella's, Geronimo, Le Colonial, Lemongrass, Lulu's, Rocco's Tacos, Table 165, The Office, and Vic & Angelo's.
Scan that list against the Sundy Village roster and the interesting gap becomes obvious. None of the new tenants participated in March. Barcelona is a national brand with an established playbook. Double Knot and Maman are still opening. By the time the 18th Savor the Avenue lines up in March 2027, the west side of Swinton should be on that table for the first time. That is a resident-level marker for how the geography is shifting, and it is why the walkable footprint of "downtown Delray" is about to be a different shape.
What to do with this window
If you already live in Delray or coastal Palm Beach County, treat the next four months as the last quiet stretch on west Atlantic. Barcelona Wine Bar is holding weeknight walk-ins. Van Leeuwen is a five-minute stop after the beach. The Cathcart House restoration is worth a slow walk down Swinton just to see the plaques marking the buildings listed on the National Register of Historic Places, restored and preserved with plaques that highlight their significance to Delray Beach's history. By the time Double Knot, Maman, Drinking Pig, and Delray Beach Craft Brewing are all open, the wait math changes.
That is the practical read. The strategic read is that Delray now has three concurrent Class A projects opening between summer 2026 and early 2027, on both sides of Swinton, with parking negotiated for evening resident use. Whichever side of Atlantic you bought on, your walking radius is about to include rooms that did not exist when you closed.
If you want a straight read on how those changes affect your block, your rental yield, or the timing on a move-up purchase in the coastal Palm Beach County market, Irene Dakota works this corridor closely and is happy to talk through it. Let's connect.
