1600 Forest Lakes Circle #A, West Palm Beach, FL 33406
Townhouse in FOREST LAKES, West Palm Beach · No CDD on record
FOREST LAKES · West Palm Beach, FL 33406 · Palm Beach County
Listing data updated October 9, 2026 at 3:21 PM ET · checked against the MLS hourly
3Bedrooms
2.5Bathrooms
1,694Sq Ft
1980Year Built
$216Per Sq Ft
No CDD on record
How to read this page: MLS listing facts carry their source; everything else is labelled as a public record, a calculation, an estimate, or something to verify. Where local data is too thin to support a number, the page says so instead of guessing.
7% above
$/sq ft vs community
$216 here vs $202 median sold (12 mo)
Buyer leverage
Strong buyer advantage
12.0-month supply
12.0 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
$2k–$4k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
As of October 9, 2026, 1600 FOREST LAKES Circle #A in Forest Lakes, West Palm Beach is listed at $365,960 (1,694 sq ft, about $216 per sq ft). It came to market within the past week. Listing facts: built in 1980, HOA dues of $426/mo. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 1980 · 46 yrs
1,694 sq ft of living area
Listed at $365,960 — recent neighborhood median sale price ~$280,000 (nearby sales; deemed reliable, not an appraisal)
Active listing
HOA $426/mo (per listing)
Listing description
About this home
This three-bedroom, two-and-a-half-bath townhouse in Forest Lakes offers 1,694 square feet of single-story living in West Palm Beach. The open floor plan maximizes both comfort and everyday functionality across the well-proportioned layout. Quality finishes throughout the interior reflect solid construction and thoughtful design.
The townhouse combines practical living space with the low-maintenance benefits of townhome ownership, making it an efficient choice for buyers seeking straightforward value and ownership in an established community.
All 28 photos
Description provided by Home Master Realty LLC and reproduced from the MLS; not independently verified.
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
List price$365,960
Bed / bath3 / 2.5
Living area1,694 sq ft
Year built1980
Property typeTownhouse
MLS #B26086405
Listing statusActive
Public records & third-party data
FEMA flood zoneNot verified — check msc.fema.gov
CountyPalm Beach
Area listings7 active · 1 under contract
Estimated first-year tax~$5,925/yr
CDD assessmentNone on record
HOA$426/mo
Calculated estimates
Price per sq ft$216
Estimated monthly payment$3,145
Insurance (illustrative)$2k–$4k/yr
Messtimate range$304,920 – $384,538
Comparable-sales median$280,000
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
Financing
Estimated monthly payment
$3,145/mo
Principal & interest $2,027/mo64%
Taxes $494/mo16%
Insurance $198/mo6%
HOA $426/mo14%
$3,145/mo at 20% down, 30-yr @ 7.4% · edit any field to update.
Estimate: asking price less the $50,000 homestead exemption × Palm Beach County rate (18.72 mills, county-average millage, 2025; verify with the property appraiser). Not a bill.
⚠️
Property taxes in Florida are reassessed after a sale, so a buyer’s first full-year bill can be higher than the seller’s. Budget from this estimate, not the current bill, before you make an offer.
Current owner’s estimated bill $5,125/yr ($427/mo) — taxable value $274,000 × 18.72 mills
$800 more each year
(+16%)
The current owner’s taxable value is below today’s asking price; after a sale the assessment is set from market value, so the estimated bill is higher. Exemptions and portability can reduce it.
$274,000
Market value
$274,000
Assessed
$274,000
Taxable
Certified 2025 tax roll values for this parcel (Florida DOR). The roll gives values, not the bill; the current owner’s bill above is estimated from the taxable value.
Sources: Florida DOR certified tax roll (2025), BeachesMLS; millage: Palm Beach County Property Appraiser tax roll page (rate tables); Florida TaxWatch 2025 county average. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill; the county property appraiser and tax collector set the actual amount.
Estimated ownership costs
Estimated costs & disclosures
Estimated ownership costs for general information. Confirm each with the county, your lender, and an insurer. See data & estimate notes.
CDD assessment
None on record
No CDD assessment appears in our records for this community. CDD assessments show on the county tax bill — confirm with the tax collector.
Insurance (illustrative range)
$2k–$4k/yr
An illustrative modeled range, not based on carrier underwriting and not a quote. Florida premiums vary significantly by roof age, wind-mitigation features, claims history, and carrier — a real quote can land well outside this range. Flood zone not verified for this address — check msc.fema.gov and confirm coverage. Get a quote from a licensed insurer before relying on any figure.
HOA
$426/mo
Per the MLS listing. Confirm exact dues and what they include with the association.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Not verified
Not yet verified for this address. Look up the parcel at msc.fema.gov before relying on any flood assumption.
Ground elevation
Not on record
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
Palm Beach County is on the Florida coast; wind coverage is a major part of the premium. Premiums and coverage vary by home (roof age, wind mitigation, claims history); obtain a quote from a licensed insurer.
Hazard risk
Natural hazard risk
FEMA National Risk Index for Palm Beach County, FL: overall Relatively High. Ratings compare this county with every county in the United States for expected annual loss from each hazard.
HurricaneVery High
Coastal floodingRelatively High
Inland floodingRelatively High
Heat waveRelatively High
WildfireRelatively Moderate
TornadoRelatively High
LightningVery High
Strong windRelatively High
DroughtRelatively High
HailRelatively Low
Cold waveRelatively High
Source: FEMA National Risk Index (county level, hazard risk ratings only). Ratings describe the county, not this parcel; the flood zone shown above is parcel-specific. Verify insurance requirements with your lender and agent.
Connectivity
Internet & broadband
Fiber
Check availability
Address-level fiber service is not confirmed for this home. Check the FCC National Broadband Map (broadbandmap.fcc.gov) or the provider for this address.
Cable
Check availability
Cable broadband is common in Florida and Georgia towns but not confirmed for this address; verify with the provider.
Fixed wireless / satellite
Check availability
5G home internet and satellite service depend on the exact location; check coverage for this address.
Momentum Research · Forest Lakes
Pricing & the Forest Lakes market
How this home is priced against recent nearby sales, and where Forest Lakes has been over 25 years. Momentum Research analysis of Beaches MLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
This home’s $/sq ft vs. nearby sales
List $/sq ft against recent nearby closed sales; the community median is marked.
Property timeline
This home’s history
1980BuiltPer public record
Oct 9, 2026First seen on movewithmomentum.comObserved at $365,960
NowActiveCurrently for sale
Build year is from public record. The MLS list date is approximate (today minus the cumulative days on market the MLS reports, which can span relistings). Other milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Transparency
Price & listing history
Listed for $365,960Momentum Realty · on market 0 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
How it stacks up
Comparable recent sales
6 closed sales in FOREST LAKES in the last 18 months — same property type, living area within 30% of this home. Sold prices are MLS closed-sale records, deemed reliable but not guaranteed.
Sold Jun 2026
$305,000
1600 Forest Lakes Circle #D, West Palm Beach
4 / 2.5 bd/ba · 1,694 sq ft · $180/sq ft
Courtesy of KW Reserve Palm Beach · View details →
Sold Jun 2026
$305,000
1600 Forest Lakes Circle #D, West Palm Beach
4 / 2.5 bd/ba · 1,694 sq ft · $180/sq ft
Courtesy of KW Reserve Palm Beach · View details →
Sold Dec 2025
$280,000
1624 Forest Lakes Circle #C, West Palm Beach
2 / 2 bd/ba · 1,236 sq ft · $227/sq ft
Courtesy of Savvy Avenue, LLC · View details →
Sold Dec 2025
$280,000
1624 Forest Lakes Circle #C, West Palm Beach
2 / 2 bd/ba · 1,236 sq ft · $227/sq ft
Courtesy of Savvy Avenue, LLC · View details →
Sold Mar 2026
$250,000
1660 Forest Lakes Circle #D, West Palm Beach
2 / 2 bd/ba · 1,236 sq ft · $202/sq ft
Courtesy of EXP Realty, LLC. · View details →
Sold Mar 2026
$250,000
1660 Forest Lakes Circle #D, West Palm Beach
2 / 2 bd/ba · 1,236 sq ft · $202/sq ft
Courtesy of EXP Realty, LLC. · View details →
Median of these 6 sales: $280,000 ($202/sq ft). Stronger local evidence. Shown for general reference only — not an appraisal or a statement of this home’s value.
The Messtimate™
The Messtimate
This is a deliberately dumb estimate — living area times a range of recent neighborhood $/sq ft, and nothing else. It is not an appraisal, not market value, and not a valuation of this home. Even a tight range from comparable sales can’t price a specific home — here’s why.
$304,920the mess$384,538
Stronger local evidence — 6 comparable closed sales in FOREST LAKES, closed within the last 18 months, same property type, living area within 30% of this home.
Actual list price: $365,960 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 26% spread on the same house — and that gap is exactly what an automated guess can't see:
Condition & updates — a 1980 home may have had its roof, kitchen, or HVAC replaced since, or not; sq ft can't see either.
The lot & views — a premium golf, water, or preserve lot vs. a road-facing one: same sq ft, very different price.
Outliers skew it — the band above comes from 6 nearby sales; one flip or distressed sale moves the whole $/sq ft.
Carrying costs & concessions — this home carries HOA dues of $426/mo; with insurance and any seller-paid buydown, that changes what a buyer actually pays, and a sq ft estimate ignores all of it.
And here's what the live market is doing — which the number above ignores entirely:
6 active listings competing, 1 under contract
≈12.0 months of supply
8 closed here in the last 12 months
For reference, this home is listed at $365,960 ($216/sq ft). The list price is the seller's asking price and is not derived from this range.
Want a property-specific review from a licensed agent? A Momentum Realty agent will do a real, free comparative market analysis — walking the home, the lot, the condition, and the live market. That's the difference between a Messtimate and a valuation.
Methodology: 1,694 sq ft × $180–$227/sq ft (interquartile band of 6 comparable closed sales in FOREST LAKES, last 18 months; MLS closed-sale records). Estimate for general information only; not an appraisal, valuation, or offer. Updated October 9, 2026.
Momentum Scores
Momentum Property Score
23/100
Strongest on: Market liquidity (35), Price vs area (33)
0 limited50100 exceptional
23/100 is limited across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Price vs area33
This home $216/sq ft vs the community 12-month median $202/sq ft.
Affordability0
List price $365,960 vs the community median $280,000. Not a measure of personal affordability.
Market liquidity35
Community inventory, ~12.0 months of supply (12-month record).
Coverage: 3 of 8 indicators had valid data for this home; indicators without data are left out, not scored as zero. Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent comparable sales. They do not measure property condition, quality, or investment suitability, and they are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
Momentum Research
The Momentum read
🟡 Asking $216 per square foot, about 7% above the community’s $202 median. Forest Lakes’s 12-month median sold price per square foot is $202. MLS facts: BeachesMLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
56% of homes in Forest Lakes are owner-occupied. An estimated 44% are non-owner-occupied, including 8% held in a company or trust and 100% out-of-state owners.Why it matters: a high owner-occupied share typically means fewer rentals nearby and steadier resale demand.Source: Florida Department of Revenue 2025 assessment roll (public records), 134 homes matched. Community-level context.
What’s unique here: one of only 7 active listings in Forest Lakes, no CDD assessment.
Updated October 9, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Seen enough photos?
Want to see 1600 FOREST LAKES Circle #A?
Tell us when works for you and a local agent will reach out to arrange a showing and answer your questions about this home.
Listed by Home Master Realty LLC · MLS # B26086405
Request a showing
Keep looking
Similar homes for sale near FOREST LAKES
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Sep 2026 · Development
Palm Beach County approves $26M deal for 400-room second convention center hotel
Palm Beach County commissioners voted 6-1 to approve a $26 million deal with Related Ross for a 400-room hotel on land adjacent to the county convention center in downtown West Palm Beach. The county would buy the property and lease it back to the developer, and officials estimate about 650 permanent jobs, including roughly 255 hotel jobs. Construction could finish within three years.
Why it matters: Adds hotel capacity and several hundred permanent jobs next to the downtown convention district, supporting nearby dining and retail demand. The site is about 5 miles northeast of Forest Lakes.
$280M Palm Beach County parks bond on November ballot would fund fieldhouse, new parks and upgrades
The $280 million bond on the November 3 ballot would be repaid at 5 cents per $1,000 of taxable value over 20 years. Projects include a multisport fieldhouse at Okeeheelee Park, a 125-acre off-highway-vehicle complex near 20-Mile Bend, a 136-acre Sansbury Way Park and a 90-acre Lantana District I Park. The project list may change.
Why it matters: If approved, the bond would add and upgrade county recreation amenities, including indoor sports space near Okeeheelee Park. The site is about 3 miles west of Forest Lakes.
Palm Beach County puts $175M library bond on November 3 ballot to replace Main Library
Voters will decide on November 3 whether to authorize a $175 million library bond. It would fund a roughly $150 million, 150,000-square-foot replacement for the 1972 Main Library on Summit Boulevard, renovations at 18 branches and completion of a 19th branch in Hypoluxo. The bond needs a simple majority.
Why it matters: If approved, the bond would upgrade public library facilities across the county's library taxing district and add a branch in Hypoluxo. The site is less than a mile southwest of Forest Lakes.
Banyan Tree Residences wins unanimous Downtown Action Committee approval in West Palm Beach
The West Palm Beach Downtown Action Committee unanimously approved a 25-story, 88-condominium project at 400 Hibiscus Street on August 12. Mast Capital and Curated JCZM Development are partnering with Banyan Group. No construction start or completion dates were given.
Why it matters: Adds a small amount of for-sale condominium inventory at the southern edge of downtown West Palm Beach. The site is about 5 miles northeast of Forest Lakes.
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Schools currently assigned to this address in Palm Beach County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
GRADEB
BerkshireAssigned elementary school · Palm Beach County School District · Grade B (Florida DOE 2025-26)
GRADEB
Palm Springs Community (Palm Beach)Assigned middle school · Palm Beach County School District · Grade B (Florida DOE 2025-26)
GRADEB
John I. LeonardAssigned high school · Palm Beach County School District · Grade B (Florida DOE 2025-26)
Assigned schools per the MLS listing — assignments can change; confirm current zoning with the district. Browse school-zone pages →
Nearby & guides
City, county & community guides
Where this home sits, with links to the matching guides. General reference only.
Items worth confirming for 1600 FOREST LAKES Circle #A, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 1980 (46 years): ask for the roof and HVAC replacement dates — insurers commonly ask for roof age on homes this old, and it changes the premium.
HOA dues are listed at $426/mo: request the current budget, reserves, and rules before relying on that figure or on any restriction.
Look up the parcel on FEMA's Flood Map Service Center and confirm with your insurer whether flood insurance is required.
Get a homeowners insurance quote for this specific address in Palm Beach County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
Listed living area is 1,694 sq ft: verify it against the property appraiser's record and measure before relying on it.
Order a survey to confirm lot boundaries and easements.
Review permit history with the county.
Property taxes: the estimate on this page (about $5,925/yr) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $800 more per year than the current owner’s estimated bill (+16%). Exemptions and portability change the actual bill — confirm with the county property appraiser.
School zoning shown here comes from district data and changes; confirm the assigned schools directly with the district before relying on them.
Provenance
Data sources & freshness
Listing record
BeachesMLS, checked against the MLS hourly (last: October 9, 2026)
Comparable sales
BeachesMLS closed sales in FOREST LAKES, last 18 months, as of July 15, 2026
Flood zone & elevation
Not verified for this address — look it up at msc.fema.gov
Taxes & monthly cost
Certified county tax roll (parcel-matched) × county millage; an estimate, not a bill
Insurance figure
Modeled estimate; obtain a real quote before offering
Schools
2025-26 district assignments; verify with the district
Momentum Research lines are our own analysis of BeachesMLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Answered before you ask
Frequently asked questions
How big is 1600 FOREST LAKES Circle #A and when was it built?
Per the listing record, 1600 FOREST LAKES Circle #A was built in 1980 and has 1,694 sq ft of living area, 3 bedrooms and 2.5 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 1600 FOREST LAKES Circle #A in?
1600 FOREST LAKES Circle #A is in Forest Lakes in West Palm Beach, Palm Beach County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
Does 1600 FOREST LAKES Circle #A have an HOA, and how much are the dues?
The listing reports HOA dues of $426 per month. Dues, what they cover, and the community's rules should be confirmed from the association's current documents before relying on them.
Why might property taxes on 1600 FOREST LAKES Circle #A differ from the current owner's?
The estimate on this page (about $5,925 per year) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $800 more per year than the current owner’s estimated bill (+16%). Florida reassesses a home after it sells; for a homesteaded seller the Save Our Homes cap on their assessment does not transfer, and a buyer's own exemptions and portability are applied separately, so the two bills usually differ. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 1600 FOREST LAKES Circle #A in a flood zone?
A flood designation has not been verified for this address. Look up the parcel on FEMA's Flood Map Service Center (msc.fema.gov) and confirm with your insurer.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
Ready when you are
See 1600 FOREST LAKES Circle #A in person
Private tours available 7 days a week, in person or by live video walkthrough. Request a tour or send a question and a licensed Momentum Realty agent will follow up.
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply county millage to the list price (less the homestead exemption where the parcel is matched to the certified roll) and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email and we will review and correct or remove it promptly.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
Sold price and details are from public records and the MLS, deemed reliable but not guaranteed. Shown for comparison only — not an appraisal or a statement of this home's value.
