For years, the unspoken rule of downtown Delray Beach was that the good stretch of Atlantic Avenue stopped at Swinton. East of that intersection meant restaurants, boutiques, valet stands, and the walk to the ocean. West of it meant a quieter, more dormant run toward I-95 that residents mostly used as a shortcut home.
That rule broke this year. The seven-acre corner where Atlantic meets Swinton is now the most active new address in the county, and the summer 2026 calendar has caught up to it. If you live here, the map of a normal Saturday has quietly redrawn itself around a block you used to drive past.
What Actually Opened at 22 West Atlantic
Sundy Village is the campus doing the work. The project sits on seven acres at Atlantic Avenue and Swinton Avenue, developed by Pebb Capital and designed by Gensler, and features Class A office space, premium dining, and the restored historic Sundy House. Pebb Capital announced completion of Phase One in September 2025, marked by a Temporary Certificate of Occupancy that 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.
The number worth holding onto is the lease-up pace. Leasing momentum brought the project to 88 percent occupancy, with another 8,500 square feet under negotiation that would push that figure to more than 92 percent. For a brand-new mixed-use campus on the "wrong" side of Swinton, that absorption rate says the tenants agreed with the developer's bet before residents had a chance to.
Phase Two keeps the pressure on. A 79,141-square-foot office building will rise at 100 SE First Avenue and a 165-space garage with 3,400 square feet of ground-floor retail at 48 SE First Avenue, with the garage, developed in partnership with the City of Delray Beach, open to the public after 6 p.m. on weekdays and all day on weekends. That last detail matters more than it reads. A public garage that opens up nights and weekends is the piece that turns a workday campus into a place a resident can actually park at 7 p.m. on a Friday.
Barcelona Set the Bar in January
The first full-service restaurant to open on the campus came in cold and confident. Barcelona opened in Delray Beach on Jan. 17, 2026. It landed at 22 W. Atlantic Ave., the same address as the office podium, with outdoor seating along the paseo.
What makes it worth a walk over rather than a name to file away is the kitchen's discipline. Executive chef Javier Narváez prints the menu daily and adjusts it as ingredients and seasons shift, while Barcelona keeps a reliable core of favorites in rotation, including jamón and Manchego croquetas, patatas bravas, boquerones and several paellas, with portions meant for sharing. The wine program is the real signal of the tenant caliber Pebb Capital courted: the list is among the most ambitious in Palm Beach County, with more than 400 bottles and roughly 40 offered by the glass and prices that won't make you wince.
What's Still Coming Before Season
The rest of the culinary lineup rolls in through the back half of the year. The restaurant lineup includes Barcelona Wine Bar, Van Leeuwen Ice Cream, Double Knot Japanese izakaya, Drinking Pig BBQ, Maman café, and Delray Beach Craft Brewing, with most beginning buildouts in late 2025 and openings rolling through 2026.
A few specifics are worth pinning down if you're planning your fall:
- Drinking Pig BBQ at 22 W. Atlantic Ave. is planning to open at Sundy Village in downtown Delray Beach in September, bringing a Miami-rooted smokehouse north.
- Maman, the New York bakery-café from Elisa Marshall and Benjamin Sormonte, is going into a converted historic cottage. The Delray Beach location will be in a converted cottage in the Sundy Village neighborhood downtown and will feature an expansive outdoor seating area.
- Double Knot, the Japanese izakaya, is expanding from its Philadelphia flagship and Wynwood location, bringing its menu of sushi, sashimi, and robatayaki to Delray Beach, with dishes like a duck scrapple bao bun, cheesesteak bao, grilled branzino, and hamachi ceviche.
- Delray Beach Craft Brewing takes an unusual home. The brewery will open in the restored Cathcart House on Swinton Avenue.
The southern anchor is the point of the whole exercise. The Sundy House is the oldest structure in Delray Beach, built in 1902 and listed on the National Register of Historic Places since 1992, currently closed for renovation and expected to reopen in late 2026 as the centerpiece of Sundy Village. Pebb Capital co-founder Todd Rosenberg said he hopes the full project will be completed either by the end of 2026 or at the beginning of 2027.
The Old School Square Calendar Residents Actually Use
Two blocks north, the other anchor of the Atlantic-Swinton intersection is having a working summer. Old School Square is where the free programming lives, and July and August are dense with it. The Delray CRA runs the Saturday market straight through the hot months: the summer season of the Delray GreenMarket kicks off on May 30, 2026, and runs through July 25, 2026, an open-air farmers' market at Old School Square established in 1996 by the Community Redevelopment Agency.
The evening schedule is where residents get the most out of it. Look at the last ten days of July on the DDA's own calendar: Art & Jazz on the Avenue on Wednesday July 22 from 6 to 9:30 p.m., a free sunset concert tribute to Boston and Forever Foreigner on Friday July 24, Full Moon Yoga & Night Market on Tuesday July 28, the Coco Market Wellness Festival at the Delray Beach Amphitheatre on Sunday August 2, First Friday Art Walk on August 7, and "Party in Paradise," Delray's Tribute to Jimmy Buffett, on Friday August 28. The DDA wraps the whole three-month stretch under a single umbrella campaign, #LoveDelray Feel Good Summer, with yoga under the full moon, cold plunge pop-ups, live music, art walks, and a Summer Savings Pass running across the season.
None of this is new information to the office next to Old School Square. It's new information to the resident who assumed downtown emptied out after Savor the Avenue in March.
A Resident's Weekend Loop
Here's how the corner actually plays if you live in the 33444 or 33483 and want a Saturday you don't have to drive out of. Start with the GreenMarket at Old School Square before the sun gets serious. Cross Atlantic on foot to Sundy Village for espresso along the paseo. Later, if you're on the water, use the one advantage East Atlantic still owns: Deck 84 is Delray Beach's only restaurant offering true dock-and-dine access, with on-site docking available for boaters arriving via the Intracoastal Waterway.
Come back for the evening. The Full Moon Yoga night market at Old School Square is a short walk from a late reservation at Barcelona, and after August the equation gets richer as Drinking Pig, Maman, and Double Knot each add a reason to stay west of Swinton past 9 p.m. The public garage that opens after 6 p.m. on weekdays and all day on weekends is the piece that makes the whole loop work without the parking friction that used to define an Atlantic Avenue Saturday.
Why the Line Moved
The interpretive point is subtle but real. Sundy Village is being developed along the West Atlantic Avenue corridor between Swinton Avenue and Interstate 95, which historically has been viewed as the more dormant segment of Atlantic Avenue, and its construction, along with other projects such as a shipping container plaza and City Center Delray, may begin to activate the West Atlantic corridor. "Completing this phase with the majority of the campus leased affirms the strategy we envisioned from the outset," said Todd Rosenberg, Co-Founder and Managing Principal at Pebb Capital. "Tenants see a strategic advantage to doing business where workplaces, amenities and lifestyle converge, positioning Sundy Village to serve as a long-term anchor and defining presence in Delray Beach's continued growth."
Translated into resident terms: the reason it feels like there's suddenly more to do downtown in July isn't that Delray added a season. It's that a landlord-curated campus consolidated a critical mass of tenants on one corner and gave the calendar a second anchor. East Atlantic still has the beach, the ocean breeze, and Deck 84's dock. West of Swinton now has the openings, the paseo, and the after-6 parking. The good stretch got longer.
If you already live inside that new footprint and are curious what it means for the value of a home two blocks off Atlantic, or you're weighing a move within Delray with a clearer picture of where the center of gravity is heading, the team at Robert Posner and Monika Olimpiew tracks these shifts block by block. Work With Us to talk through what the corner's next twelve months look like for your address.
