Boca Isles West
Homes for Sale in Boca Raton, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Beaches MLS
As of September 2026, Boca Isles West in Boca Raton, FL has 1 home for sale. Over the 12 months ending 2026-09-12, 6 recorded sales closed at a median of $930,000, $381 per square foot, a median 13 days on market, sellers accepting 96% of original asking (-17% versus the prior year). Homes listed or recently sold were built 1993–1994; 5 of 5 report an HOA (median $407/mo). At the median price and Palm Beach County's FY2025-26 rate of 18.72 mills, annual property tax runs about $17,410 ($16,640 with the full homestead exemption).
Boca Isles West sits in a price band where condition and finishes dictate everything. The median of $965K reflects a country-club-adjacent inventory where buyers are paying for space, privacy, and the Boca zip code—not turnkey perfection. Homes here trade on lot size and potential as much as interior presentation, and sellers who have updated kitchens and baths command a premium the raw median does not capture.
The current market posture is balanced: 22 days to contract signals neither urgency nor stagnation, and five closings in the measurement window mean pricing discipline matters. The year-over-year retreat of 3.5% is a repricing after rapid appreciation, not a market failure. Buyers have negotiating room if they are patient; sellers who price to recent comparable sales will move inventory.
Boca Isles West right now
🟡 Balanced market. 3.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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 12, 2026. Confidence: Medium (1 active and pending listings, 6 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($930K) is down 17.3% from the prior 12 months ($1.13M) and up 136% since 2012. With about 6 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 12. Confidence: Medium (6 and 6 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 12, 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 West market snapshot (as of September 12, 2026): the median sale price is about $930K ($381 per sq ft over the trailing 12 months of closed sales), a median 13 days on market for closed sales, and 3.0 months of supply, a balanced market. The trailing-12-month median is down 17% from the prior 12 months and up 136% since 2012, computed from record-level Beaches MLS closed sales (6 closings in the current window).
Boca Isles West is a single-family enclave in west Boca Raton where Palm Beach County land parcels and privacy drive value, not amenities or branded gates. Homes here appeal to buyers who want room to personalize and are comfortable outside the immediate draw of the coast.
The setting & the homes.
Aerial and on-site photos of Boca Isles West. Swipe to explore the community.
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Boca Isles West
Boca Isles West
Boca Isles West
Boca Isles WestPhotos from Beaches MLS listings in Boca Isles West; content deemed reliable but not guaranteed.
Who Boca Isles West is best for.
Best for
- Buyers with budgets near or above the median who want single-family square footage in west Boca Raton and are comfortable evaluating a range of home conditions.
- Those prioritizing lot size, privacy, and Palm Beach County schools over resort-style amenities or walkable retail.
- Investors or owner-occupants who can identify value in homes needing cosmetic or functional updates and have the capital and patience to execute a renovation.
Probably not for
- Buyers expecting turnkey modern interiors at this price point without competing aggressively or compromising on other criteria.
- Those who need community amenities—pools, fitness centers, organized social events—as part of the HOA experience.
- First-time buyers or those with limited liquidity beyond the purchase price, since many homes here require post-closing investment to meet contemporary standards.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($930K) IS the median in the snapshot above, and the move from 2025 ($1.13M) IS the -17.3% one-year change.
Windows contain 0 to 14 sales each (6 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.
42% 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 (2026-09-12).
Boca Isles West Market Scorecard
Boca Isles West is currently a balanced market. About 3.0 months of supply, a median asking price of $1,099,000, and homes go under contract in about 119 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.
Homes For Sale Right Now in Boca Isles West
Live MLS inventory for Boca Isles West. 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 Boca Isles West 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.
Boca Isles West 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 West 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 West address.
The Boca Isles West buying strategy.
If we were buying in Boca Isles West 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 Boca Isles West.
What you are buying in Boca Isles West
This is not a master-planned community with a clubhouse or tennis courts listed in MLS data. What you are buying is the Boca Raton address, the Palm Beach County school assignment, and the single-family floor plans that come with west Boca's larger lots. Homes vary widely in age and finish level, which explains why pricing spreads matter more here than in newer, uniform subdivisions.
The median price per square foot of $373 reflects a market where square footage alone does not command premium pricing—renovation quality and outdoor space do. Buyers should budget for updates unless they find one of the minority of fully renovated properties. The market here rewards those who can see past dated interiors to underlying value: solid construction, mature landscaping, and the flexibility to configure a home to personal taste.
Appreciation since the baseline period has been substantial—145%—but that long-term gain is context, not a forward promise. The recent year-over-year pullback of 3.5% is the market recalibrating after a hot cycle. Current inventory moves in three weeks when priced correctly, which tells you competition still exists but is not frenzied. This is a market that rewards preparation and honest comparative analysis over urgency.
The location and the amenities are priced into every listing in Boca Isles West. 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 West 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 4 factors (6.2). Basis: Long-Term Appreciation +136% since 2012; Recent Direction -17.3% year-over-year; Liquidity & Demand 3.0 months of supply; Pricing Power 96.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Boca Isles West demands an agent who can evaluate condition, parse comparable sales across a wide range of finishes, and counsel you on renovation ROI if you are buying a project. We know the difference between a cosmetic refresh and a structural red flag, and we will not let you overpay for a home that needs another hundred thousand in work without a clear plan. If you are selling, we price to the current market—not to what a neighbor's home closed for in a different cycle—and we stage the narrative around privacy and potential, not amenities you do not have.
Boca Isles West 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 Boca Isles West 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 West 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 West, 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 West home worth?
Get a no-obligation home value based on real comparable sales in Boca Isles West, 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 homes for sale in Boca Isles West on the map →
Frequently Asked Questions
What is the median home price in Boca Isles West?
How long do homes in Boca Isles West take to sell?
Is Boca Isles West a buyer's or seller's market right now?
Have Boca Isles West home prices gone up?
Who is the best real estate agent for Boca Isles West?
How do I find a top Boca Raton real estate agent who knows Boca Isles West?
Can Momentum Realty connect me with an agent for Boca Isles West?
Should you buy in Boca Isles West?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Boca Isles West with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: September 12, 2026) |
| Community market stats | Beaches MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2002 (132 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 West fits the bigger picture — live prices, inventory, and Momentum Scores: