Boca Isles South
Homes for Sale in Boca Raton, FL
All 1,775 homes for sale in Boca Raton, FL · median $565,000 · 178 homes for sale in 33428 · Palm Beach County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Beaches MLS
As of October 2026, Boca Isles South in Boca Raton, FL has 4 homes for sale. Over the 12 months ending 2026-09-20, 19 recorded sales closed at a median of $995,000, $363 per square foot, a median 32 days on market, sellers accepting 94% of original asking (-4% versus the prior year). Homes listed or recently sold were built 1994–1996; 17 of 17 report an HOA (median $446/mo); none of the 17 geocoded homes sit in a FEMA special flood hazard zone (median elevation 17 ft). At the median price and Palm Beach County's FY2025-26 rate of 18.72 mills, annual property tax runs about $18,630 ($17,850 with the full homestead exemption).
| Location | Boca Raton, Palm Beach County, FL · ZIP 33428, 33496, 33498 |
|---|---|
| Homes in the community | 260 (FL DOR 2025 assessment roll) |
| Years built | 1994–2005 (median 1995) |
| Typical living area | 2,805 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Clubhouse, Fitness Center, Pool, Tennis Court(s), Basketball Court, Gated with Guard |
| Sale prices, last 12 months | $995,000 median across 19 closed sales · $363 per sq ft · -3.7% vs the prior 12 months |
| Days on market (closed sales) | 32 median |
| For sale right now | 4 active, 1 pending · median asking $1,105,000 · 2.5 months of supply |
| Owner-occupied (homestead) share | 81% |
Data as of September 20, 2026. 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; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Boca Isles South key facts,” movewithmomentum.com/neighborhoods/boca-isles-south, data as of September 20, 2026.
Last 30 days in Boca Isles South: 3 new listings (median asking $1,099,999), 2 under contract right now. As of October 2, 2026, 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.
Boca Isles South trades at a $995K median, which puts it firmly in the established, move-up segment of Palm Beach County. At $363 per square foot, you're paying for Boca Raton address and location rather than new construction or club-style amenities—a formula that appeals to buyers who value access over recreation. The modest year-over-year decline reflects normal price discovery after a historic run, not distress.
A 32-day median and 34 heat score tell you this is a measured market. Sellers who price to condition move; those testing the ceiling sit. For buyers, you have time to evaluate and negotiate, but you're competing in a segment where qualified demand remains steady. Patience is rewarded here, but indecision less so.
Boca Isles South right now
🔴 Seller-leaning market. 2.5 months of supply and 20% of the inventory already under contract give sellers the pressure advantage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Beaches MLS records, as of September 20, 2026. Confidence: High (5 active and pending listings, 19 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($995K) is down 3.7% from the prior 12 months ($1.03M) and up 132% since 2012. With about 22 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Beaches MLS closed sales, 12-month windows ending September 20. Confidence: High (19 and 18 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 2, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Boca Isles South market snapshot (as of September 20, 2026): the median sale price is about $995K ($363 per sq ft over the trailing 12 months of closed sales), a median 32 days on market for closed sales, and 2.5 months of supply, a seller-leaning market. The trailing-12-month median is down 4% from the prior 12 months and up 132% since 2012, computed from record-level Beaches MLS closed sales (19 closings in the current window).
In ZIP 33428 (Boca Raton), 734 homes closed in the last 12 months at a median of $630K ($320/sq ft), up 1.8% year over year, with a median 47 days on market. Right now 167 active and 76 pending listings put supply at about 3.3 months — a balanced market. See the live ZIP 33428 housing market and the Palm Beach County market.
County records show 22 qualified sales in Boca Isles South across 2024–2025 (15 in 2024, 7 in 2025), median $890,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Boca Isles South is a community of 260 homes in Boca Raton, Palm Beach County, built between 1994 and 2005 (median 1995), with a median living area of about 2,805 square feet. 81% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Boca Isles South is an established, amenity-light neighborhood in west Boca Raton where the median home trades near $1M. Buyers come for location and address rather than resort-style infrastructure.
The setting & the homes.
Aerial and on-site photos of Boca Isles South. Swipe to explore the community.
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Boca Isles SouthPhotos from Beaches MLS listings in Boca Isles South; content deemed reliable but not guaranteed.
Who Boca Isles South is best for.
Best for
- Buyers with budgets near or above $1M who prioritize location over amenities and want established Boca Raton.
- Move-up purchasers leaving smaller homes or condos who want single-family space without the cost of a country-club gate.
- Investors or second-home buyers comfortable with condition-driven price spreads and holding through normal cycles.
Probably not for
- Buyers expecting resort-style pools, clubhouses, or fitness centers included in HOA dues.
- First-time purchasers stretched to the median who have no reserve for deferred maintenance or updates.
- Anyone seeking new construction finishes or turnkey, low-maintenance living at this price point.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($995K) IS the median in the snapshot above, and the move from 2025 ($1.03M) IS the -3.7% one-year change.
Windows contain 8 to 32 sales each (19 in the current window); every figure carries its sample size, and thin markets swing on single closings. 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. Deemed reliable but not guaranteed.
34% of homes for sale in ZIP 33498 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-02).
Boca Isles South Market Scorecard
Boca Isles South is currently a seller-leaning market. About 2.5 months of supply, a median asking price of $1,105,000, and homes go under contract in about 23 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Beaches MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Boca Isles South, Boca Raton
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. 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. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Boca Isles South
Live MLS inventory for Boca Isles South. 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 · 8 daysPending · 40 daysPending · 6 daysActive and pending Boca Isles South listings as of 2026-10-01, 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.
Every Home for Sale in Boca Isles South Right Now (3)
All 3 active and pending Boca Isles South listings with a detail page, newest first, refreshed twice a day from the MLS.
- 19614 Star Island Drive · $1,099,999 · 4 bd / 3 ba · listed Sep 17, 2026 · listed by Parrot Realty LLC
- 20292 Ocean Key Drive · $1,181,250 · 5 bd / 3 ba · listed Sep 3, 2026 · listed by RealLook.com
- 20101 Palm Island Drive · $1,110,000 · 4 bd / 3 ba · pending · listed Aug 14, 2026 · listed by Beycome of Florida LLC
Boca Isles South on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Beaches MLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Palm Beach County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Sunrise Park · Elementary
- Eagles Landing · Middle
- Olympic Heights · High
Zoned schools reflect the assignments reported on recent Boca Isles South 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 Boca Isles South address.
Shop the zone: Homes zoned for Olympic Heights High School
The Boca Isles South buying strategy.
If we were buying in Boca Isles South 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Boca Isles South.
What the market is actually telling you
The $995K median reflects a mature inventory—primarily single-family homes where condition, lot position, and updates drive the spread. Some properties move quickly because they're priced to reality; others linger because sellers are anchored to peak comparables. The $363 per-foot figure is middle-of-the-fairway for west Boca non-gated neighborhoods, meaning you're not paying a club premium but you're also not finding a discount.
The year-over-year pullback is typical recalibration after years of consecutive gains. Twenty-one closings in the trailing window indicate consistent transaction velocity—not a flood, not a drought. The 32-day median time on market rewards patient sellers who listen to feedback and penalizes those who don't. For buyers, expect negotiation room on properties that have been listed longer, but understand that well-presented homes still draw multiple offers.
Boca Isles South does not offer community amenities visible in current MLS data, so your purchase is about the home itself and proximity to Boca's broader infrastructure—shopping, dining, medical, and beaches. This is not a lifestyle community; it's a residential enclave where you control your own schedule and neighbors do the same.
The location and the amenities are priced into every listing in Boca Isles South. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Boca Isles South buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 5 factors (7.0). Basis: Long-Term Appreciation +132% since 2012; Recent Direction -3.7% year-over-year; Liquidity & Demand 2.5 months of supply; Owner Commitment 81% owner-occupied; Pricing Power 93.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a segment this deep and this condition-sensitive, accurate pricing is everything. We pull comps that reflect real adjustments for square footage, pool, updates, and lot position—not algorithm averages. Our agents know when a list price is aspirational and when it's market-correct, and we'll walk you through the difference before you write an offer or counter. If you're selling, we'll tell you what the data supports and what it doesn't, so you spend weeks on market productively rather than wishfully.
Boca Isles South in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $446/month (about $5,352/yr) · median of 137 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $446 per month ($5,352 a year) — the median AssociationFee across 137 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Boca Isles South 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 Boca Isles South sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Boca Isles South, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Boca Isles South home worth?
Get a no-obligation home value based on real comparable sales in Boca Isles South, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Boca Raton →
Recently off market in Boca Isles South
Homes in Boca Isles South that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 19700 Dinner Key Drive · off market
Frequently Asked Questions
What is the median home price in Boca Isles South?
How long do homes in Boca Isles South take to sell?
Is Boca Isles South a buyer's or seller's market right now?
How many homes are in Boca Isles South?
What share of Boca Isles South is owner-occupied?
When were the homes in Boca Isles South built?
Have Boca Isles South home prices gone up?
Who is the best real estate agent for Boca Isles South?
How do I find a top Boca Raton real estate agent who knows Boca Isles South?
Can Momentum Realty connect me with an agent for Boca Isles South?
Where is Boca Isles South, and what county is it in?
Is Boca Isles South a good place to live?
Should you buy in Boca Isles South?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: October 1, 2026) |
| Community market stats | Beaches MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 33428/33496/33498)) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2001 (577 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?
You just read the data. Now see what your home is worth.
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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See how Boca Isles South fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Boca Isles South
- Home values · What homes in Boca Isles South actually sell for
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