Charter Cay
Homes for Sale in Boca Raton, FL
True comps, carrying-cost math, and listings before the portals.
Charter Cay's $950K median and $504/sq ft put it squarely in Boca Raton's middle-tier waterfront tier—homes here trade on direct water access and East Boca location more than on condition or finish package. The three-day median DOM signals tight supply meeting committed demand; in this price band, waterfront buyers move quickly when a property checks their boxes.
The 12.4% year-over-year climb is aggressive, even for Palm Beach County, and tells you competition is real. Sellers hold leverage in a market this fast. If you're buying, expect clean comps and little room to negotiate; if you're selling, price it right and you'll see multiple showings within the week.
Charter Cay right now
🟢 Still climbing. The trailing-12-month median ($950K) is up 12.4% from the prior 12 months ($845K) and up 146% since 2012. With about 2 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 July 15. Confidence: Low (3 and 3 sales in the two windows).
What's unique here: the median sale price is about 2x the typical Palm Beach County sale ($950K vs $460K, trailing 12 months, Beaches MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 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
Charter Cay market snapshot (as of July 15, 2026): the median sale price is about $950K ($504 per sq ft over the trailing 12 months of closed sales), and a median 3 days on market for closed sales. The trailing-12-month median is up 12% from the prior 12 months and up 146% since 2012, computed from record-level Beaches MLS closed sales (3 closings in the current window).
Charter Cay is an East Boca Raton waterfront enclave where homes median at $950K and turn in three days. The pace reflects both scarcity and location appeal—this is Intracoastal-adjacent Boca, not inland sprawl.
Who Charter Cay is best for.
Best for
- Waterfront buyers with $950K+ budgets who value Intracoastal proximity and East Boca location over interior finishes.
- Investors or second-home buyers comfortable with fast-moving markets and limited inventory turnover.
- Downsizers exiting larger Boca properties who want water access without sacrificing walkability to amenities.
Probably not for
- Buyers who need months to decide or expect multiple negotiation rounds—this market rewards speed.
- First-time buyers stretching to the median without reserves for condition surprises or appraisal gaps.
- Anyone expecting turnkey perfection at this price point; the median reflects a wide range of finishes and deferred maintenance levels.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($950K) IS the median in the snapshot above, and the move from 2025 ($845K) IS the +12.4% one-year change.
Windows contain 0 to 4 sales each (3 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.
The Charter Cay buying strategy.
If we were buying in Charter Cay 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 Charter Cay.
What the numbers mean
A three-day median time-on-market is not normal—it's a signal that inventory is constrained and buyer urgency is high. In Charter Cay, that urgency comes from waterfront access in a city where buildable waterfront parcels are finite. The $504 price per square foot is mid-tier for Boca, meaning condition and lot premium vary widely; some homes need work, others are turnkey, and the median reflects that spread.
The 12.4% year-over-year gain outpaces most of Palm Beach County and reflects both broader Florida migration trends and hyper-local scarcity. Since 2012, Charter Cay has appreciated 146%—consistent with Boca's broader waterfront story but not immune to market corrections if rates or inventory shift. Closings in the current window are thin (three), so the median is a snapshot, not a deep trend line. Buyers should comp carefully and be ready to move; sellers should recognize they're working in a market where days matter more than months.
The location and the amenities are priced into every listing in Charter Cay. 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 Charter Cay 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 3 factors (9.3). Basis: Long-Term Appreciation +146% since 2012; Recent Direction +12.4% year-over-year; Pricing Power 109.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a three-day market, you need an agent who knows which homes are about to list, which sellers will negotiate (most won't), and which comps are real versus outliers. Momentum Realty's Northeast Florida roots don't extend to Palm Beach County—this feed serves snowbird and second-home clients shopping across coastal Florida—but our editorial approach is the same: we tell you when a community is overpriced, when a home needs more work than the photos suggest, and when to walk away. Charter Cay moves fast; we help you move deliberately.
Charter Cay in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 Charter Cay 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 Charter Cay sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Charter Cay, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Charter Cay home worth?
Get a no-obligation home value based on real comparable sales in Charter Cay, 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 Charter Cay on the map →
Frequently Asked Questions
What is the median home price in Charter Cay?
How long do homes in Charter Cay take to sell?
Have Charter Cay home prices gone up?
Who is the best real estate agent for Charter Cay?
How do I find a top Boca Raton real estate agent who knows Charter Cay?
Can Momentum Realty connect me with an agent for Charter Cay?
Should you buy in Charter Cay?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Beaches MLS closed sales, 12-month windows ending July 15, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2001 (44 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 your area comps.
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See how Charter Cay fits the bigger picture — live prices, inventory, and Momentum Scores:
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