Pointe South in Boca Raton

Pointe South Homes for Sale in Boca Raton, FL

Boca Raton · Palm Beach County

A small condominium community in downtown Boca Raton, low-maintenance residences minutes from Mizner Park and the beach.

Downtown BocaLow-maintenance condoNear the beach
Live Market Pulse
50/100
Momentum
Buyer-Leaning Market (limited data)
Tight supply keeps sellers in control, but dated interiors still trade at a discount, so condition is where buyers win.
Free · No obligation
Unlock Off-Market Pointe South

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive BeachesMLS data14 years of closingsLocal renovation analysisUpdated twice daily
LiveMarket PulseBeachesMLS
n/a
Median Price
0mo
Supply
264days
Avg DOM
Soft
Seller Leverage
n/a
Median $/Sqft
n/a
1-Yr Price Change
0now
Distress
Jon Brooks, founder of Momentum Realty
Jon's Current Read

"Pointe South is a small condominium community in downtown Boca Raton, reported as a six-story building of about 66 residences completed around 1980, in a walkable central location near Mizner Park. This is a condo read: the floor, the exposure, the unit's condition, and the association's reserves and assessment history drive value far more than the headline price. With Florida's post-Surfside reserve rules now in force, the milestone inspection status and reserve funding are worth confirming for any unit. This profile reflects the building's general character; confirm the current budget, any special assessments, rental rules, and the specifics for a given residence."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Pointe South is a small condominium community in downtown Boca Raton (ZIP 33432), reported as a six-story building of about 66 residences completed around 1980, in a walkable central location near Mizner Park, Federal Highway, and the beach.

Residences are reported to run roughly 1,000 to 1,300 square feet, typically one to two bedrooms, suited to low-maintenance living for seasonal residents, year-round owners, and buyers who want a downtown base; confirm the exact unit type, square footage, and exposure for a particular residence.

As an established, non-gated condominium, the building carries a mandatory association with monthly dues; reported amenities include a swimming pool and tennis. Confirm the current dues, reserve funding, and any special assessments for the specific unit before relying on them.

The location is the durable draw: a walkable downtown Boca Raton position close to Mizner Park, shopping, dining, golf, parks, and the beach. Value turns on the floor, the exposure, the unit's condition, and the building's financial health, so confirm the details for a specific residence.

Best for

  • Buyers who want a low-maintenance condominium in downtown Boca Raton
  • Buyers drawn to a walkable location near Mizner Park and the beach
  • Buyers comfortable reading a condo association budget and reserves
  • Seasonal residents or year-round owners who want a downtown base

Probably not for

  • Buyers who want a single-family home or a large private lot
  • Buyers unwilling to confirm reserves, assessments, and rental rules
  • Buyers who want new construction rather than an established building
  • Buyers who want a gated, amenity-dense resort community

How Pointe South is performing right now

50/100
momentum
Buyer-Leaning Market (limited data)
Seller's marketBalancedBuyer's market
0Months of supplytight
264Median days on marketdays
0 : 2Under contract vs for salestrong demand
0Sold in last 12 monthsliquidity
+0%Asking vs recent sold $/sqftroom to negotiate

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 15, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Pointe South listings and the trailing twelve months of closed sales.

8.6A- score
Momentum intelligence
Momentum buy score

Our proprietary read on how a home in Pointe South buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Pointe South

Live MLS inventory for Pointe South. 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 and pending Pointe South listings as of 2026-06-15, 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.

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.

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Mizner Park~3 to 6 min · downtown Boca Raton
Boca Raton public beaches~5 to 10 min · east along the coast
Royal Palm Place shopping and dining~3 to 6 min · downtown
Interstate 95~6 to 10 min · north-south interstate
Florida Atlantic University~8 to 12 min · approximate, varies with traffic
Boca Raton Airport / Town Center mall~12 to 18 min · west

Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

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Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr
Pointe South (no CDD)$0/yr

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.

Schools

15-Second Take
  • Palm Beach County Public Schools
  • Verify the zoned schools by address
  • Magnet and choice options may be available
  • Confirm current ratings before relying on them
  • Private and parochial options nearby

Pointe South 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 Pointe South address.

The takeaway

What is actually shaping value at Pointe South, sourced and dated. We do not publish rumor.

Recent Developments in Pointe South

Our read on what is being built around Pointe South, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishThe structural story is steady demand for low-maintenance condominiums in walkable downtown Boca Raton, balanced against the post-Surfside reality that older buildings must fund structural reserves. The watch items are the building's reserve funding and any special assessments.

Walkable downtown Boca Raton location

BullishA walkable position near Mizner Park, shopping, and the beach supports durable demand for a small downtown condominium. impact
SignificanceRadius: Community

Walkable downtown Boca Raton location

Florida condo reserve and inspection rules

NeutralStatewide structural reserve and milestone-inspection rules for older buildings can raise dues or trigger assessments; confirm the building's status. impact
SignificanceRadius: Region

Florida condo reserve and inspection rules

Established 1980-era building, variable unit condition

NeutralAs an established condominium, dues, reserves, and unit condition vary; confirm for the specific residence. impact
SignificanceRadius: Community

Established 1980-era building, variable unit condition

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 Pointe South, 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 ↓

  1. December 2024
    Regulation

    Florida condominium structural reserve deadline takes effect

    Under reforms passed after the 2021 Surfside collapse, condominium associations for buildings three stories and taller were required to complete structural integrity reserve studies and begin funding reserves by the end of 2024. Why it matters: For an established downtown building like Pointe South, the reserve funding and any milestone inspection status are worth confirming, since they drive dues and any assessments. 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 Pointe South, this is the order of operations we would run, and the one we run for our clients.

1

Confirm the unit type, floor, and exposure. Verify the exact residence, the floor, and the exposure, because in a small building those drive the light and the value.

2

Read the association finances. Confirm current monthly dues, what they cover, the reserve funding, and any pending special assessments before you offer.

3

Check the reserve and milestone status. Confirm the building's reserve study and any structural inspection under Florida's post-Surfside rules.

4

Comp within the building. Price against the closest comparable residence inside Pointe South, not a downtown Boca average.

5

Confirm the specifics. Verify the unit's condition, any rental or pet restrictions, parking, and the insurance picture for the exact residence.

Best Buy
An updated higher-floor residence priced to comparable sales in the building, with the reserves and assessments confirmed.
Biggest Risk
Underbudgeting a special assessment, or misreading the reserve funding and rental rules.
Best Lot
Higher floors and better exposures hold value over lower, less private residences.
Smart Timing
Demand for downtown low-maintenance living is steady; the building's reserve picture matters more than timing.
The takeaway

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.

Community Details at a Glance

Pointe South is a small condominium community in downtown Boca Raton, reported as a six-story, non-gated building of about 66 residences completed around 1980, with residences running roughly 1,000 to 1,300 square feet, typically one to two bedrooms. Reported amenities include a swimming pool and tennis courts. As an established building under Florida's post-Surfside reforms, structural reserve studies and any required milestone inspections apply to buildings of this height and age. This guide reflects the building's general character; value turns on the floor, the exposure, the unit's condition, and the association's financial health, so confirm the current dues, reserve funding, any special assessments, rental rules, and the school assignment by address for a specific unit before relying on them.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Entry: lower or original residences

Lower floors or original one-bedroom residences, the more attainable way into the building. Condition drives value.

Lowest entry
Core: updated residences

Renovated residences on solid floors, the heart of the building. Condition and exposure set where these land.

Most inventory
High: larger updated residences

The larger, fully updated two-bedroom residences with the best exposures, the top of the building's range.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Entry: lower or original residences
Lower floors or original one-bedroom residences, the more attainable way into the building. Condition drives value.
Core: updated residences
Renovated residences on solid floors, the heart of the building. Condition and exposure set where these land.
High: larger updated residences
The larger, fully updated two-bedroom residences with the best exposures, the top of the building's range.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

15-Second Take
  • Renovation math decides the deal
  • Better lots and views resell strongest
  • Roof and HVAC age drive the insurance quote
  • Interior lots are where buyers overpay
Asking price per square foot
Renovated$268
Original$219
Median days on market
Renovated248
Original280

From current Pointe South listings (renovated 1, original 1); 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.

Jon Brooks, Momentum Realty
Operator Note

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.

Jon Brooks, Momentum Realty
Operator Note

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.

No CDD on the tax billStrong
Central Boca Raton locationStrong
Scarce golf and lake homesitesStrong
$30M club reinvestment to 2028Positive
All-resale 1990s conditionManage it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Jon Brooks, Momentum Realty
Operator Note

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.

5 Mistakes Buyers Make in Pointe South

15-Second Take
  • Calling the listing agent (who works for the seller)
  • Misjudging the renovation budget
  • Overpaying for an interior lot
  • Underbudgeting the carrying costs
  • Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

The walkable downtown location is the draw. The deal is won or lost on the floor, the condition, and the building's reserves.

Jon Brooks · Founder, Momentum Realty
7.3B · Buy Score
Resale Strength7.3/10
Renovation Risk5.8/10
Location Efficiency8.6/10
Long-Term Defensibility7.3/10
Carrying Cost Advantage7.0/10

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.

Why our read on Pointe South is different.

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.

Live BeachesMLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates
Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

Which Lots & Views Hold Value Best

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.

Value ($/sqft)
$261 value$401 premium

Fill = price per square foot; ring = by realized $/sqft per unit. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from BeachesMLS; for orientation, not an appraisal.

15-Second Take
  • Higher floors and better exposures hold value best
  • Condition is the biggest swing in a small building
  • Confirm the dues, reserves, and assessments
  • The walkable downtown location is the durable draw
  • Comp within the building, not the downtown average

At Pointe South the value drivers are the floor, the exposure, and the unit's condition in a small downtown Boca Raton building. Updated higher-floor residences hold value over dated lower ones. Because this is an established building, confirm the association's reserve funding, any special assessments, and the rental rules for the specific unit, and compare against the closest comparable inside the building rather than a downtown-wide average.

Pointe South in 15 seconds.

Best forBuyers who want a low-maintenance condominium in walkable downtown Boca Raton.
Strong onA central downtown location near Mizner Park, shopping, and the beach, with a pool and tennis on site.
WatchThe monthly dues, reserve funding, and any special assessments, plus rental rules in a small building.
Not forBuyers who want a single-family home, new construction, or a gated resort community.
The edgeAn updated residence in a well-funded building, steps from downtown Boca, is a durable, low-maintenance hold.

HOA, CDD & Fees

15-Second Take
  • Small downtown Boca Raton condominium
  • Mandatory condo dues, confirm what they cover
  • Confirm reserves and any assessments
  • Floor, exposure, and condition drive value
  • Verify rental rules for the specific unit

As an established condominium, Pointe South carries a mandatory association with monthly dues. Confirm the current dues, what they cover, the reserve funding, and any special assessments for the specific unit, and budget for the carrying cost of an established building.

Condominium dues for a building of this type typically cover building insurance, exterior and structural maintenance, the pool and tennis, water, and common areas; confirm the exact inclusions and any reserve or assessment line for a specific unit. Recreation centers on the building's pool and tennis plus nearby downtown parks.

Reported amenities include a swimming pool and tennis courts in a small, non-gated building. The walkable downtown Boca location near Mizner Park is the defining feature rather than a large amenity club; confirm the current amenity list for the specific unit.

The takeaway

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.

Momentum listings (YTD)
97.98%
Sold-to-list ratio across our market for our agents, sellers keeping more of their price.
Market average (YTD)
96.73%
The broader metro average sold-to-list ratio over the same period.
Momentum days on market
64 days
Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.
Market days on market
72 days
The broader metro median over the same period.

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.

In Pointe South, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Pointe South, 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.

What is your Pointe South home worth?

Get a no-obligation home value based on real comparable sales in Pointe South 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 homes for sale in Pointe South on the map →
Or get your Pointe South home value & selling guide →

Real comps, not a Zestimate.

Pointe South Market Scorecard

Buyer-Leaning Market (limited data)

Pointe South is currently a buyer-leaning market (limited data). Limited supply, a median asking price of $245,000, and homes go under contract in about 264.0 days.

n/a
Months supply
$245,000
Median list
n/a
Median sold
n/a
Per sqft
264.0
Days on mkt
2/0/0
Active/Pend/Sold

Typical home value in the 33432 ZIP is $1,044,099, about 122.6% above the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Live data: BeachesMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Frequently Asked Questions

Is Pointe South a for-sale condominium?
Yes. Pointe South is a for-sale condominium where individual residences are owned and resold. Confirm any rental or leasing restrictions for a specific unit before buying.
How big is the Pointe South building?
It is reported as a small six-story, non-gated building of about 66 residences completed around 1980. Confirm the exact figures and the unit for a specific residence.
What size are the residences at Pointe South?
Residences are reported to run roughly 1,000 to 1,300 square feet, typically one to two bedrooms. Confirm the exact square footage and layout for a specific unit.
What do the condo dues cover?
Dues for a building of this type typically cover building insurance, structural and exterior maintenance, the pool and tennis, water, and common areas. Confirm the current dues, reserves, and exact inclusions for a specific unit.
Are there special assessments at Pointe South?
As with any older building under Florida's reserve rules, special assessments are possible for structural or capital work. Confirm the current assessment history and any pending assessments before you offer.
Is Pointe South gated?
Reporting describes Pointe South as a non-gated, walkable downtown building. Confirm the access and security arrangements for the specific building.
What amenities does Pointe South offer?
Reported amenities include a swimming pool and tennis courts. Confirm the current amenity list for the specific unit.
What schools serve Pointe South?
The community is part of the School District of Palm Beach County. Assignment is by address and changes periodically, so confirm the exact zoned schools for a specific unit with the district.
Is Pointe South a good investment?
A walkable downtown Boca Raton position near Mizner Park and the beach supports steady demand, with value turning on the floor, exposure, condition, and the building's financial health. This is not a guarantee of future value.
How walkable is the location?
It is in downtown Boca Raton, minutes from Mizner Park, Royal Palm Place, shopping, and dining, with the beach and Interstate 95 a short drive.
Should I use the listing agent to buy here?
No. The listing agent works for the seller. Because the floor, condition, and the building's finances drive value, having your own representation to read the unit and the association documents is the highest-leverage decision you make.
How far is the beach?
The Boca Raton public beaches are roughly 5 to 10 minutes east by car, with Mizner Park and downtown shopping even closer.
What is the area like?
It is a walkable downtown Boca Raton setting near Mizner Park, shopping, dining, and parks, with the beach a short drive east.
You want a low-maintenance condominium in downtown Boca RatonExcellent fit
You are drawn to a walkable location near Mizner Park and the beachExcellent fit
You are comfortable reading a condo association budget and reservesExcellent fit
You are a seasonal resident or year-round owner who wants a downtown baseExcellent fit
You will confirm the floor, exposure, and condition for a specific unitExcellent fit
You want a single-family home or a large private lotProbably not
You are unwilling to confirm reserves, assessments, and rental rulesProbably not
You want new construction rather than an established buildingProbably not
You want a gated, amenity-dense resort communityProbably not
You want a large lot or waterfrontProbably not

Get the inside read on Pointe South

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Pointe South 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.

We respond personally, usually the same day.

You are all set.

A Momentum Realty Pointe South specialist will reach out personally, usually the same day.

BeachesMLS logo
Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Source: Listing photos provided by BeachesMLS, Inc. Information deemed reliable but not guaranteed.

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