Addison Lakes
Homes for Sale in Boca Raton, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of September 2026, the MLS records 53 closed sales in Addison Lakes in Boca Raton, FL since 2002, the most recent in October 2025. Recorded prices since 2024 ran from $485,000 to $520,000 (median $500,000), on homes of 1,818 to 2,008 sq ft. Across Boca Raton as a whole, 1,979 homes closed in the last 12 months at a median of $665,000, 54 median days on market, with 583 homes for sale today. At that median and Palm Beach County's FY2025-26 rate of 18.72 mills, annual property tax runs about $9,360 ($8,590 with the full homestead exemption).
Addison Lakes is trading at a median $500,000—below the Boca Raton citywide median—on a per-square-foot basis of roughly $268. That positions it as a value play within city limits, though the 118-day median time to contract signals a market that is deliberate, not rushed. Buyers have time to evaluate; sellers need to be realistic about pace.
With only three closings in the three-month window, inventory is thin and transaction velocity is low. Price discovery happens slowly here, which means comparables can be stale and negotiation windows are wide. If you're a buyer willing to wait for the right deal or a seller who understands this is not a flip-and-go market, the fundamentals work. If you need speed or certainty, look elsewhere.
The 60-Second Overview
Addison Lakes sits in Palm Beach County's Boca Raton, trading in the low-to-mid $500Ks with a measured absorption pace and limited recent transaction history.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Addison Lakes is best for.
Best for
- Buyers prioritizing Boca Raton access and address over shared amenities, working within a $500K budget
- Investors or second-home buyers who can absorb longer hold periods and are comfortable with slower liquidity
- Buyers who prefer negotiation runway and are willing to trade velocity for price discipline
Probably not for
- Buyers who need a clubhouse, resort pool, or active community programming as part of the value proposition
- Anyone requiring a sale within six months or needing fast absorption for job relocation or estate settlement
- First-time buyers expecting high comps volume, predictable timelines, or turnkey competition-driven bidding
The market around Addison Lakes
Addison Lakes is too small for its own price trend, so here is the market around it.
In ZIP 33433, 349 homes are on the market and 24% are under contract — a steady corner of Boca Raton.
Across Palm Beach County, 10,069 homes are active and 3,196 pending (24% under contract).
ZIP and county figures describe the wider market, not Addison Lakes specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Addison Lakes
Live MLS inventory for Addison Lakes. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Addison Lakes listings as of 2026-09-12, priced high to low. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Tap any home to ask about it.
Schools
- Palm Beach County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Hammock Pointe · Elementary
- Omni · Middle
- Spanish River · High
Zoned schools reflect the assignments reported on recent Addison Lakes listings and can change; always confirm with Palm Beach County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Addison Lakes address.
The Addison Lakes buying strategy.
If we were buying in Addison Lakes today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Addison Lakes.
What the market actually tells us
The median 118 days on market is more than three times the regional velocity for hot neighborhoods, and it reflects a combination of factors: selective buyer pools, condition variance among homes, and a lack of urgency on both sides of the table. In communities like this, list price and closed price can diverge meaningfully depending on updates, lot position, and timing. The $268 per-square-foot median is a starting reference, not a floor or ceiling—actual value is driven by finishes, layout, and whether the home has been refreshed in the last decade.
Three closings over three months means the sample is small and each transaction carries weight in shaping perception. MLS data shows no identified shared amenities—no clubhouse, no pool complex listed in current records—so value here is tied to the home itself and proximity to Boca's broader infrastructure: beaches, dining, medical, airports. Buyers should budget time for due diligence and be prepared to move decisively when the right property surfaces, because inventory does not replenish quickly.
The location and the amenities are priced into every listing in Addison Lakes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Addison Lakes requires a broker who can read between the lines of a thin comp set and build value arguments from condition, location, and market position rather than algorithmically derived averages. We know when to walk from overpriced listings and when to move fast on under-marketed opportunities. In slower communities, agent skill and negotiation discipline matter more than in high-volume markets—we bring both, and we will not waste your time on homes that do not pencil.
Addison Lakes in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Addison Lakes buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Addison Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Addison Lakes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Addison Lakes home worth?
Get a no-obligation home value based on real comparable sales in Addison Lakes, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Should you buy in Addison Lakes?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Addison Lakes with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: September 12, 2026) |
| Under-contract shares | Beaches MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2002 (53 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Beaches MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Beaches MLS member average and 8 days faster, and we’ll price yours against live local comps.
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