A central West Boca residential pocket, well located near I-95 and the Turnpike.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"Boca Rio North is a residential pocket within West Boca's broader Boca Rio area, a centrally located, well-priced part of Boca Raton near I-95 and the Turnpike. The read is the product type and the association: townhomes and single-family homes trade differently, and where there is an association the fees and reserves matter. The central Boca location is the durable value; the deal turns on a real comparable-sales read on the specific product."
Jon Brooks, founder, Momentum Realty · Updated June 2026
Boca Rio North market snapshot (as of June 13, 2026): the median sale price is about $334K ($254 per sq ft), with homes averaging 85 days on market and 7.7 months of supply, a buyer-leaning market. Based on 14 recent closings in live BeachesMLS data.
Boca Rio North is a residential community in West Boca Raton, ZIP 33433, part of the broader Boca Rio area centrally located near I-95 and Florida's Turnpike. The wider area mixes townhomes and single-family homes across several subdivisions.
Nearby parts of Boca Rio include single-family enclaves such as the Estates of Boca Lyon, also known as Boca Rio Heights, and The Lakes at Boca Rio, a community of about 224 units around stocked lakes with a clubhouse, pool, tennis, and trails. Boca Rio North itself leans toward townhomes and well-priced homes.
The central Boca location, minutes from beaches, dining, and shopping, is the durable value. Because the product ranges from townhome to single-family and some sections have associations, the deal is made on an honest read of the product type, any fees and reserves, and a specific home's condition, not an area average.
Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.
Live from BeachesMLS, as of June 13, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Boca Rio North listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in Boca Rio North buys, holds, and resells. See the five factors.
Live MLS inventory for Boca Rio North. 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 · 17 daysTop listing
Active · 361 days
Active · 102 days
Active · 8 days
Active · 26 days
Active · 87 days
Active · 15 days
Active · 109 days
Pending · 13 days
Pending · 26 daysActive and pending Boca Rio North listings as of 2026-06-13, 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 active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.
Listing locations from BeachesMLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.
A central West Boca position near both I-95 and the Turnpike is the whole point.
Approximate drive times from Boca Rio North. Confirm your real commute at your real departure time.
Drive times are approximate and vary with traffic and your exact departure point.
Explore more neighborhoods near Boca Rio North with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
Roughly $25,000 saved over 10 years in carrying cost, before resale.
Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.
Boca Rio North is served by Palm Beach County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.
Buying with schools in mind? We can confirm the exact zoned schools for any Boca Rio North address.
What actually shapes value in Boca Rio North: the central West Boca location, the townhome-and-single-family mix, and the strength of any association. Each item below is sourced or clearly hedged.
Our read on what is being built around Boca Rio North, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Proximity to I-95, the Turnpike, and Boca amenities keeps the area in demand at an attainable entry.
Different products trade differently; comp within the right product type.
Communities like The Lakes at Boca Rio add amenity options that broaden the local market.
Where there is an association, fees and reserves drive cost and risk; read them before judging a list price.
Access to Boca schools and services supports demand; confirm assignment by address.
A more attainable Boca price point broadens the buyer pool.
Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.
Development, infrastructure, retail, and school activity affecting Boca Rio North, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
Showing the latest, scroll for all updates ↓
Boca Rio North remains a centrally located West Boca community within the broader Boca Rio area, mixing townhomes and single-family homes near I-95 and the Turnpike. Why it matters: The location is the durable value; the product type, the association, and condition set a specific home's number. Source
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
If we were buying in Boca Rio North, this is the order of operations we would run, and the one we run for our clients.
Read condition and comps first. In Boca Rio North, the home's condition and exact location set the number, so price the work honestly before you judge any list price.
Confirm the carrying costs. Carrying cost here depends on the section: townhomes and some communities carry association fees, so confirm them. Verify what is owed and what it covers for a specific home.
Match the home to recent comparable sales, not a portal estimate, then structure the offer around its true condition.
Verify the schools by address with the school district, since assignment is by address and can change.
Use your own representation. The listing agent works for the seller; on a purchase here, having someone in your corner is the highest-leverage decision you make.
On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.
Boca Rio North is part of the broader Boca Rio area in West Boca Raton, with a mix of townhomes and single-family homes; nearby The Lakes at Boca Rio offers a clubhouse, pool, tennis, and lake trails for that community's residents. Confirm whether a specific home is in an association, the dues and reserves, and any rules before you offer.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Boca Rio North today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
A lower-maintenance townhome, the entry into central Boca. Confirm the association's fees and reserves.
A single-family home on a good lot, the heart of the area's market.
An updated home in a lake or amenity community nearby, the top of the local market.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
The factors that actually move value in Boca Rio North, condition, lot, and the renovation math, read from current listings and recent sales.
Updated homes ask about 1% more per square foot than original-condition homes, and they tend to sell faster. In an all-resale market, condition is the single biggest swing in value, which is why reading the renovation math is the whole game.
From current Boca Rio North listings (renovated 8, original 4); condition inferred from listing descriptions, asking not closed figures. The exact number depends on a specific home's updates, lot, and view, which is the read we do before you offer.
The trap here is a beautifully staged original-condition home. Staging is cheap; a roof, HVAC, and a full modernization are not. We price the real renovation before you fall for the listing photos, because in an all-resale market that number is the difference between a deal and the most expensive house on the street.
On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.
Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.
Our read on the factors that protect resale here, and the one to manage.
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.
2A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.
3A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.
4Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.
5An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.
The central Boca location is the value. The deal is won or lost on the product, the association, and condition.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.
Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live BeachesMLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.
Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.
Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from BeachesMLS; for orientation, not an appraisal.
In a central West Boca area with mixed products, the location and the specific community are the durable differentiators. A townhome and a single-family home are different products; where there is an association, its reserves matter. Read the product type and the association first, then price against recent comparable sales of the same product.
Depends on the section and product. Townhome and some single-family sections carry association fees; others may be lower or none. Confirm the dues, reserves, and what they cover for a specific home.
For association sections, typically common areas and any shared amenities; confirm exactly what a specific community's fee covers.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.
If you are thinking about selling in Boca Rio North, the right list price comes from recent comparable sales matched to your home's condition, lot, and exact location, not an automated estimate.
Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.
Because buyers here are weighing your home against renovated comps and cross-shopping Villa Rica, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.
Get a no-obligation home value based on real comparable sales in Boca Rio North matched to your condition, lot, and view, 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 the full Boca Rio North home value & selling guide, recent comps, fees, and 2026 timing →
Median sale prices in Boca Rio North year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.
Boca Rio North is currently a strong seller's market. About 2.2 months of supply, a median asking price of $1,099,999, and homes go under contract in about 68 days.
Typical home value in the 32224 ZIP is $456,759, about 13.7% above the Florida norm (Zillow Home Value Index).
Zoom out for the wider market: ZIP market scorecard · county scorecard.
Live data: BeachesMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
An honest fit check. We will tell you when it is not your community.
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Boca Rio North home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.
A Momentum Realty Boca Rio North specialist will reach out personally, usually the same day.
Zoom out before you decide: see the Palm Beach County market guide or every community in the Neighborhood Finder.
