For the past two years, if you wanted a cup from Jelly Bean Coffee, you found the cart. Amanda and Anthony Sciarrino ran it out of a church courtyard, no walls, no storefront, just a rotating list of pastries and coffee poured to order. That changes before the end of 2026. Jelly Bean is signing a lease on Antique Row, the stretch of South Dixie Highway that runs along the western edge of Prospect Park and Southland Park, and building out a menu that grows from coffee and matcha into empanadas, quiche, toast, and sourdough-based croissants made with local bakers. No firm opening date yet. Just a storefront, finally, on the street where two years of regulars already know where to find them.
That storefront is landing on a corridor most of West Palm Beach treats as somebody else's commercial strip, the antique shops and design studios that outsiders drive down to browse on a Saturday. But for the roughly 400 homes inside the Prospect Park–Southland Park Historic District, Antique Row isn't a destination two neighborhoods over. It's the street their own historic designation names as one of its four boundary lines.
Where The District's Boundary Actually Runs
Prospect Park–Southland Park earned its spot on the National Register of Historic Places in 2011, covering homes built between 1922 and 1945. The federal boundary that comes with that listing runs along Lake Worth, South Dixie Highway, Monceaux Road, and Monroe Drive. That second line is Antique Row itself. For the blocks between Monroe Drive and Monceaux Road, the historic district doesn't sit near the shopping strip. It fronts directly onto it. Residents on those blocks step out their door onto the same sidewalk that runs past Kofski Antiques and The Elephant's Foot. Antique Row itself runs longer than that, roughly the 3200 to 3900 block of South Dixie Highway between Belvedere Road and Southern Boulevard, which means the historic district only claims a piece of the full Row. But it's the piece that matters if you live inside the boundary lines.
The Shops That Already Outlasted Every Cart
Jelly Bean isn't the first small operation on this stretch to graduate from something informal into something permanent. The neighbors it's joining set a pattern that's easy to miss until you count the years each one has held its address:
- Kofski, purchased by Chris and Melanie Hill in 1985, traces back to a business Laura Kofski started in 1939.
- The Elephant's Foot has sold Asian, English, and French antique furniture since 1963.
- Rhythm Café has served American food with a twist for 35 years from the address next door to The Elephant's Foot.
- JF Gallery opened in 2003, built by Cuban-born gallerist Jamnea Finlayson around a roster of living artists.
- Lola Chiq has sold curated women's fashion on the Row since 2011.
None of these started as a rollout from a corporate real estate team. They started as one owner with one idea, in a storefront that stayed small enough to survive, and stuck around long enough that a founding year became part of the pitch. A coffee cart trading its wheels for a lease fits that history better than it disrupts it.
One Night In Spring, The Boundary Opens To Everyone
The Row's one loud night belongs to Evening on Antique Row, now in its 31st year and produced with the Historical Society of Palm Beach County. This year's edition, held April 11, closed South Dixie Highway to cars between Monroe Drive and Southern Boulevard, the exact stretch that begins at the historic district's own boundary line. More than 45 shops stayed open after dark, the most in the event's history, alongside food from McCray's BBQ, Tropical Smokehouse, and Okeechobee Steakhouse, bolder plates from Don Ramon Restaurant and Fantasy Island Restaurant, pours from Revenge Rum and Munyon's Paw Paw, and live sets from The Derek Mack Band and The Andrew Morris Band. It's a single ticketed evening that funds the Society's education programs, and for one night a year, the street that quietly borders the neighborhood turns into the neighborhood's biggest party. The party starts at Prospect Park's own front step.
The Calendar Nobody Sells Tickets To
Evening on Antique Row is the version outsiders hear about. The neighborhood runs a second calendar that never needs a press release. The Historic Prospect & Southland Parks Neighborhood Association organizes its own Halloween and New Year's Eve block parties, a running book club, and casual gatherings across the five parks scattered through roughly 400 homes. None of it requires a ticket or a drive across town. It's the version of community life that only shows up if you already live inside the lines the National Register drew in 2011.
Two Parks, Two Different Kinds Of Quiet
Antique Row gives the neighborhood its noise. Its parks give it the opposite. Westminster Park sits shaded under mature trees, its benches built for reading or a picnic rather than for programming. Monceaux Park runs the other direction entirely, a passive park set directly along Monceaux Road with an open line of sight to the Lake Worth Lagoon, the kind of spot where a resident drops a line for snook or snapper rather than walks a dog around a loop. The lagoon itself holds more than 250 fish species according to Palm Beach County's environmental resources office, and Monceaux Park is one of the few places in the neighborhood where that fact is something you can act on rather than just read.
What The Cart Actually Confirms
A coffee cart moving into a permanent address on Antique Row isn't neighborhood news because a new coffee shop is rare in West Palm Beach. It's news because of what it confirms about the block it's moving onto. This is a corridor where a 1939 antiques business, a 1963 furniture shop, and a 35-year-old diner all still hold their original addresses, where the shopping district shares a fence line with a national historic designation, and where the loudest night of the year still opens right at the boundary drawn around these homes fourteen years ago. Jelly Bean's lease is the newest entry on a very old list. The neighbors it's joining were patient enough to end up on it too.
If there's a Prospect Park or Southland Park detail this missed, a shop quietly outlasting its neighbors or a park routine only the block knows about, Jefferson Kiely would like to hear about it.