Boca Azul
Homes for Sale in Boca Raton, FL

Boca Azul Phases 4 and 5 deliver suburban Boca Raton at a median that reflects condition-driven value rather than amenity premium, with pricing reset sharply over the past year.

BeachesMLS sales records identify 82 homes in Boca Azul that have changed hands since 2001, built between 1982 and 1998 (median 1996), with a median living area of about 1,544 sq ft and a typical 3-bedroom, 2-bath layout; 93% are townhomes. Source: BeachesMLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.

County records show 10 qualified sales in Boca Azul across 2024–2025 (8 in 2024, 2 in 2025), median $482,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.

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.

Boca Azul is too small for its own price trend, so here is the market around it.

In ZIP 33496, 279 homes are on the market and 24% are under contract — a steady corner of Boca Raton.

Across Palm Beach County, 10,960 homes are active and 2,777 pending (20% under contract).

In ZIP 33496 (Boca Raton), 68 homes closed in the last 12 months at a median of $850K ($385/sq ft), with a median 32 days on market. Right now 20 active and 8 pending listings put supply at about 3.5 months — a balanced market. See the live ZIP 33496 housing market and the Palm Beach County market.

ZIP and county figures describe the wider market, not Boca Azul specifically. Momentum Research analysis of MLS records.

• Whispering Pines (Palm Beach) · Elementary
• Omni · Middle
• Olympic Heights · High

Zoned schools reflect the assignments reported on recent Boca Azul 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 Azul address.

You are buying location equity—Boca Raton's name, its school district proximity, and central Palm Beach County placement—wrapped in tract suburban form. These later Boca Azul phases are not amenity-rich enclaves; MLS data shows no identified community pool, clubhouse, or gatehouse. What you get instead is single-family detached living with standard platting, built in an era when Boca was expanding west, and the value today hinges entirely on whether the prior owner kept up or updated the home.

The median price of $425K is the market's honest answer to what these homes are worth in current condition. That figure sits comfortably in Boca's middle band—above the city's lowest-tier corridor product but well shy of the gated, waterfront, or country-club-adjacent communities. Price per square foot at $286 is workable if the bones are solid and systems are current; it is costly if you inherit deferred maintenance or original finishes that need replacement. Because volume is light—only four closings in the recent window—each sale reflects its own story rather than a wave of cookie-cutter comps, so underwriting here requires home-by-home diligence.

The 19.3% year-over-year decline is significant but not anomalous in a market that ran ahead of itself and is now correcting. It does not mean the community is collapsing; it means that sellers who priced on hope have either adjusted or left, and the homes moving now are moving at prices buyers will finance and appraisers will support. The roughly forty-four day median time to contract confirms that pricing discipline matters—list right and you close in six weeks, but chase yesterday's comps and you sit.

There is no pretense here. Boca Azul Phases 4 and 5 are straightforward suburban tracts where the Boca Raton ZIP code adds value, but the home itself must justify the price. If you want resort living, look elsewhere. If you want a detached home in a recognizable city at a resetting price point, and you are prepared to evaluate condition with clear eyes, this is a reasonable place to look.

Boca Azul's later phases demand condition forensics and comp discipline—exactly where a broker who underwrites every listing beats a broker who pitches every one. Momentum pulls permits, reads condition reports, and knows when a median price masks a wide spread between updated and original-condition homes. We will walk you past the listing photos into the mechanical reality, write offers that reflect actual value rather than aspirational comps, and tell you when the one you like is overpriced or under-maintained. In a community with light volume and a sharp correction, that ground-truth approach is the difference between a sound buy and an expensive education.