Los Mangos Patio Villas And Townhomes
Homes for Sale in Boynton Beach, FL
All 1,404 homes for sale in Boynton Beach, FL · median $350,000 · 307 homes for sale in 33435 · Palm Beach County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Beaches MLS
As of October 2026, Los Mangos Patio Villas And Townhomes in Boynton Beach, FL has 4 homes for sale and 1 pending, asking from $265,000 to $379,000 (median $327,000). Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $290,000, $220 per square foot, a median 21 days on market, sellers accepting 97% of original asking (+0% versus the prior year). Homes listed or recently sold were built 1979–1979; 8 of 8 report an HOA (median $565/mo); none of the 8 geocoded homes sit in a FEMA special flood hazard zone (median elevation 11 ft). At the median price and Palm Beach County's FY2025-26 rate of 18.72 mills, annual property tax runs about $5,430 ($4,660 with the full homestead exemption).
Homes For Sale Right Now in Los Mangos Patio Villas And Townhomes
Live MLS inventory for Los Mangos Patio Villas And Townhomes. 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 · 205 daysTop listingActive · 36 days
Active · 77 days
Active · 68 days
Pending · 34 daysActive and pending Los Mangos Patio Villas And Townhomes listings as of 2026-10-12, 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.
Los Mangos Patio Villas And Townhomes is a compact, no-amenity attached-home community in Boynton Beach where you're buying shelter and a Palm Beach County address—nothing more. The $290K median reflects the low-maintenance attached format and the absence of pools, clubhouses, or resort features. At $220 per square foot, pricing aligns with condition and age rather than lifestyle perks.
The market here is brisk: homes move in three weeks, and with only three closings in our window, inventory is thin. The 2.5% year-over-year decline suggests modest price compression, likely tied to interest-rate sensitivity at this price point. Buyers get fast possession and predictable costs; sellers face a narrow but active pool of budget-focused purchasers who know exactly what they're trading off.
Los Mangos Patio Villas And Townhomes right now
🟢 Buyer-leaning market. 20.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 20, 2026. Confidence: Medium (5 active and pending listings, 3 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($290K) is up 0.5% from the prior 12 months ($288K). 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 20. Confidence: Low (3 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 13, 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
Los Mangos Patio Villas And Townhomes market snapshot (as of September 20, 2026): the median sale price is about $290K ($220 per sq ft over the trailing 12 months of closed sales), a median 21 days on market for closed sales, and 20.0 months of supply, a buyer-leaning market. The trailing-12-month median is up 0% from the prior 12 months, computed from record-level Beaches MLS closed sales (3 closings in the current window).
In ZIP 33435 (Boynton Beach), 595 homes closed in the last 12 months at a median of $298K ($253/sq ft), down 0.2% year over year, with a median 62 days on market. Right now 198 active and 40 pending listings put supply at about 7.0 months — a buyer's market. See the live ZIP 33435 housing market and the Palm Beach County market.
County records show 41 qualified sales in Los Mangos Patio Villas And Townhomes across 2024–2025 (20 in 2024, 21 in 2025), median $450,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Los Mangos Patio Villas And Townhomes is a community of 659 homes in Boynton Beach, Palm Beach County, built between 1924 and 2023 (median 1972.0), with a median living area of about 1,388 square feet. 63% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Los Mangos is an entry-level patio-villa and townhome enclave in Boynton Beach with no community amenities, where the value proposition is straightforward: low-maintenance attached housing in Palm Beach County at a sub-$300K median.
The setting & the homes.
Aerial and on-site photos of Los Mangos Patio Villas And Townhomes. Swipe to explore the community.
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Los Mangos Patio Villas And TownhomesLos Mangos Patio Villas And TownhomesLos Mangos Patio Villas And TownhomesLos Mangos Patio Villas And TownhomesLos Mangos Patio Villas And Townhomes
Los Mangos Patio Villas And Townhomes
Los Mangos Patio Villas And Townhomes
Los Mangos Patio Villas And TownhomesPhotos from Beaches MLS listings in Los Mangos Patio Villas And Townhomes; content deemed reliable but not guaranteed.
Who Los Mangos Patio Villas And Townhomes is best for.
Best for
- First-time buyers stretching to stay in Palm Beach County who can trade amenities for ownership and proximity to the coast
- Investors seeking sub-$300K rental product with low HOA overhead and fast tenant placement in a high-demand county
- Downsizers exiting single-family homes who want minimal maintenance, predictable costs, and no interest in clubhouse programming
Probably not for
- Buyers expecting pool access, fitness centers, or any form of community gathering space—there are none
- Anyone banking on double-digit appreciation or a thick resale market; this segment moves on price and condition, not aspiration
- Households needing flexible space or multiple parking spots—attached-home layouts and parking constraints are fixed
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($290K) IS the median in the snapshot above, and the move from 2025 ($288K) IS the +0.5% one-year change.
Windows contain 0 to 11 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.
16% of homes for sale in ZIP 33435 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 (2026-10-13).
Los Mangos Patio Villas And Townhomes Market Scorecard
Los Mangos Patio Villas And Townhomes is currently a buyer-leaning market. About 20.0 months of supply, a median asking price of $325,000, and homes go under contract in about 77 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.
Los Mangos Patio Villas And Townhomes 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 contributors.
Schools
- Palm Beach County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Plumosa School of the Arts K-8 · Elementary
- Atlantic · High
Zoned schools reflect the assignments reported on recent Los Mangos Patio Villas And Townhomes 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 Los Mangos Patio Villas And Townhomes address.
Shop the zone: Homes zoned for Atlantic High School
The Los Mangos Patio Villas And Townhomes buying strategy.
If we were buying in Los Mangos Patio Villas And Townhomes 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Los Mangos Patio Villas And Townhomes.
What the market posture tells you
Three closings in ninety days and a 21-day median time on market paint a picture of limited supply meeting consistent demand. Buyers here are disciplined—they know this product, they know the trade-offs, and they move quickly when a unit is priced right. The $290K median and $220 per square foot reflect no-frills construction and the absence of amenities; you're paying for walls, a roof, and proximity to the coast, not a resort lifestyle.
The 2.5% year-over-year price decline is narrow but real, likely a function of affordability pressures in the entry-level segment as financing costs remain elevated. Inventory churn is fast enough that well-maintained units don't linger, but sellers need to price with precision—there's no amenity package or brand halo to cushion a high ask. For buyers, the speed of the market means you'll compete on ready offers, not prolonged negotiation.
Los Mangos sits in a segment where condition and immediacy drive value more than community cachet. If you need the lowest possible entry into Palm Beach County homeownership and can live without pools or clubhouses, the market here rewards decisiveness. If you expect amenities or deferred-maintenance forgiveness, you'll be disappointed by both the product and the buyer pool.
The location and the amenities are priced into every listing in Los Mangos Patio Villas And Townhomes. 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 Los Mangos Patio Villas And Townhomes 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 (5.2). Basis: Recent Direction +0.5% year-over-year; Liquidity & Demand 20.0 months of supply; Owner Commitment 63% owner-occupied; Pricing Power 97.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Los Mangos moves fast, and in a three-week market with minimal inventory, you need an agent who can assess condition, read HOA financials, and write a clean offer the day a unit drops. Momentum brokers know the difference between deferred maintenance you can live with and structural issues that will cost you later—and we'll walk you away from a deal that doesn't pencil, even when inventory is tight. We also understand what drives price in no-amenity communities: location within the development, parking configuration, and whether the unit has been updated or neglected. If you're selling, we price to the reality of the buyer pool here—budget-conscious, comparative, and unforgiving of overreach—so your home moves in the three-week window instead of sitting while the market passes you by.
Los Mangos Patio Villas And Townhomes in 15 seconds.
What it really costs to own in Los Mangos Patio Villas And Townhomes
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $4,068/yr across 8 listings here (MLS tax records, 2026-10-13). |
|---|---|
| HOA dues | Median $565/month across 126 MLS listings (most billed monthly; 2026-10-13). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Palm Beach County is $1,753/yr (18,387 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1979 across 8 listings. An original roof here would be about 47 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $1,050/month (tax $339, HOA $565, insurance $146). An estimate from the sources above, not a quote.
Ask an agent about Los Mangos Patio Villas And Townhomes
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Los Mangos Patio Villas And Townhomes will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $565/month (about $6,780/yr) · median of 126 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $565 per month ($6,780 a year) — the median AssociationFee across 126 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Los Mangos Patio Villas And Townhomes 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 Los Mangos Patio Villas And Townhomes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Los Mangos Patio Villas And Townhomes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Los Mangos Patio Villas And Townhomes home worth?
Get a no-obligation home value based on real comparable sales in Los Mangos Patio Villas And Townhomes, 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 all homes for sale in Boynton Beach →
| Location | Boynton Beach, Palm Beach County, FL · ZIP 33435 |
|---|---|
| Homes in the community | 659 (FL DOR 2025 assessment roll) |
| Years built | 1924–2023 (median 1972.0) |
| Typical living area | 1,388 sq ft (median) |
| Home types (current listings and sales) | townhouses 50%, villas 50% |
| Amenities listed by sellers | Pool, Parking, Clubhouse, Internet Included, None, Security System |
| Sale prices, last 12 months | $290,000 median across 3 closed sales · $220 per sq ft · +0.5% vs the prior 12 months |
| Days on market (closed sales) | 21 median |
| For sale right now | 5 active, 0 pending · median asking $325,000 · 20.0 months of supply |
| Owner-occupied (homestead) share | 63% |
Data as of September 20, 2026. 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; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Los Mangos Patio Villas And Townhomes key facts,” movewithmomentum.com/neighborhoods/los-mangos-patio-villas-and-townhomes, data as of September 20, 2026.
Housing distress & ownership in Los Mangos Patio Villas And Townhomes, Boynton Beach
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. 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.
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- 2664 SE 27Th Lane #58a $329,000 · 2 bd · 2 ba · 1,321 sq ft · 37 days on market Courtesy of Dietz-Elber Real Estate
- 2616 SE 5Th Circle #D $265,000 · 2 bd · 2.5 ba · 1,500 sq ft · 69 days on market Courtesy of Keller Williams Realty Boca Ra
- 2625 SE 5Th Circle $325,000 · 2 bd · 2.5 ba · 1,500 sq ft · 78 days on market Courtesy of Compass Florida LLC
- 558 SE 27Th Terrace #558 $379,000 · 2 bd · 2 ba · 1,321 sq ft · 206 days on market Courtesy of London Foster Realty
Checked against the MLS Oct 13, 2026. All new listings in this market.
Every Home for Sale in Los Mangos Patio Villas And Townhomes Right Now (5)
All 5 active and pending Los Mangos Patio Villas And Townhomes listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2664 SE 27th Lane #58a · $329,000 · 2 bd / 2 ba · listed Sep 4, 2026 · listed by Dietz-Elber Real Estate
- 2623 SE 5th Circle · $179,000 · 2 bd / 2.5 ba · pending · listed Aug 23, 2026 · listed by A J Ryan Realty
- 2616 SE 5th Circle #D · $265,000 · 2 bd / 2.5 ba · listed Aug 6, 2026 · listed by Keller Williams Realty Boca Ra
- 2625 SE 5th Circle · $325,000 · 2 bd / 2.5 ba · listed Jul 27, 2026 · listed by Compass Florida LLC
- 558 SE 27th Terrace #558 · $379,000 · 2 bd / 2 ba · listed Jul 14, 2026 · listed by London Foster Realty
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Recent Developments in Los Mangos Patio Villas And Townhomes
Development, infrastructure, retail, and school activity affecting Los Mangos Patio Villas And Townhomes, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Builder Activity
Ocean One breaks ground with 371 rental residences on North Federal Highway in Boynton Beach
Hyperion Group, Winter Properties, WREP and Silverstein Properties held a groundbreaking on October 6 for an eight-story, 371-unit rental project at 114-222 North Federal Highway. The project includes about 25,500 square feet of retail and a $108 million construction loan, with up to $11.5 million in CRA tax increment funding. Completion is estimated for late 2028.
What it may mean for the marketAdds rental inventory and ground-floor retail to downtown Boynton Beach near the Federal Highway corridor. The project is about 10 miles east of Los Mangos Patio Villas And Townhomes, elsewhere in Palm Beach County.
Source: Florida YIMBY - September 2026Infrastructure
Palm Beach County approves one-year moratorium on large data centers in unincorporated areas
County commissioners unanimously approved the pause on September 24 after a first reading on August 27. It covers new applications for facilities expected to draw 50 megawatts or more at peak demand, with related parcels counted together. The pause lasts one year or until permanent rules are adopted.
What it may mean for the marketPauses large power-intensive facilities in unincorporated areas while permanent rules are written, which affects industrial land use and grid demand planning. The site is about 14 miles northeast of Los Mangos Patio Villas And Townhomes.
Source: Find Cheap Broadband - September 2026Parks & Amenities
$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.
What it may mean for the marketIf approved, the bond would add and upgrade county recreation amenities, including indoor sports space near Okeeheelee Park. The site is about 7 miles northeast of Los Mangos Patio Villas And Townhomes.
Source: Stet News - September 2026Civic
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.
What it may mean for the marketIf approved, the bond would upgrade public library facilities across the county's library taxing district and add a branch in Hypoluxo. The site is about 9 miles northeast of Los Mangos Patio Villas And Townhomes.
Source: Hoodline - July 2026Market
Palm Beach County Total Home Sales Jump for 10th Consecutive Month
Palm Beach County total home sales rose 22.3% year-over-year in June 2026 to 2,456 transactions, with total dollar volume up 53.90% to $2.7 billion. The single-family median sale price increased to $700,000 and the condominium median rose to $325,000.
What it may mean for the marketRising sales volume and median prices signal strengthening demand and higher valuations across the Palm Beach County housing market. The site is about 14 miles northeast of Los Mangos Patio Villas And Townhomes.
Source: MIAMI REALTORS - June 2026Development
300-Unit 'The Pierce' Slated for Summer Groundbreaking at 115 N. Federal Highway, Boynton Beach
Affiliated Development's The Pierce, a mixed-use project with 300 apartments and 17,015 square feet of retail at 115 N. Federal Highway in downtown Boynton Beach, is slated to start construction in summer 2026. The unit mix includes 150 market-rate apartments and 150 workforce housing units for households earning 80 to 120% of area median income, with 587 parking spaces.
What it may mean for the marketA 300-unit mixed-use project adds rental housing and retail to downtown Boynton Beach and advances redevelopment along the North Federal Highway corridor. The project is about 11 miles east of Los Mangos Patio Villas And Townhomes, elsewhere in Palm Beach County.
Source: Florida YIMBY
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.
Frequently Asked Questions
What is the median home price in Los Mangos Patio Villas And Townhomes?
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When were the homes in Los Mangos Patio Villas And Townhomes built?
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Should you buy in Los Mangos Patio Villas And Townhomes?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: October 12, 2026) |
| Community market stats | Beaches MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 33435)) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2013 (87 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.
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Nearby Communities
Explore more neighborhoods near Los Mangos Patio Villas And Townhomes with Momentum Realty’s local guides.
More on Los Mangos Patio Villas And Townhomes
- Home values · What homes in Los Mangos Patio Villas And Townhomes actually sell for