An early-2000s single-family HOA community with a pool and HOA-provided insurance off Forest Hill.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"Summit Lake is an early-2000s single-family HOA community off the Forest Hill corridor in West Palm Beach, with a pool and park and an HOA that provides exterior building insurance and basic cable, a notable inclusion. The read is the home, the lot, and the dues, positioned as affordable family housing. Your leverage is reading the home and the HOA inclusions and matching it to true Summit Lake comps."
Jon Brooks, founder, Momentum Realty · Updated June 2026
Summit Lake market snapshot (as of June 15, 2026): the median sale price is about $305K ($236 per sq ft), with homes averaging 39 days on market and 18.0 months of supply, a buyer-leaning market (limited data). Based on 2 recent closings in live BeachesMLS data.
Summit Lake is an early-2000s single-family HOA community off the Forest Hill Boulevard corridor in West Palm Beach, Palm Beach County (33406), reported developed around 2000 to 2002.
Reported amenities include a community pool and park, and the HOA is reported to provide exterior building insurance and Comcast basic cable, a notable inclusion. It is reported served by Berkshire Elementary, Palm Springs Middle, and Forest Hill Community High. Confirm the current dues and inclusions for a specific home.
The buy here is the home, the lot, and the dues. Read the home and the HOA inclusions and match it to true Summit Lake comps.
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 Summit Lake listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in Summit Lake buys, holds, and resells. See the five factors.
Live MLS inventory for Summit Lake. 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 · 26 daysTop listing
Active · 15 days
Active · 77 daysActive and pending Summit Lake 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.
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.
The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.
Drive times from Summit Lake. They are approximate and vary with traffic and your exact start point.
Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.
Explore more neighborhoods near Summit Lake Homes for Sale in West Palm Beach, FL 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.
Summit Lake 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 Summit Lake address.
What is actually shaping value at Summit Lake: an affordable single-family HOA community with notable HOA inclusions in a strong West Palm Beach market. Each item is structural and noted below.
Our read on what is being built around Summit Lake, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
HOA-provided exterior insurance is a notable carrying-cost inclusion that can support value.
Affordable single-family homes near Forest Hill are a durable draw.
A pool and park add amenity value at an affordable price point.
Buyers should confirm a listing is the fee-simple HOA home, not a similarly named rental.
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 Summit Lake, 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 ↓
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 Summit Lake, this is the order of operations we would run, and the one we run for our clients.
Confirm the current dues and exactly what they include, including exterior insurance and cable.
Read the home's condition and any updates on an early-2000s home.
Confirm whether a listing is the fee-simple HOA home, not a townhome rental of a similar name.
Verify school zoning by address with the Palm Beach County School District.
Match the home to true Summit Lake comps, not a citywide average.
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.
Summit Lake is an early-2000s single-family HOA community off the Forest Hill Boulevard corridor in West Palm Beach (33406), reported developed around 2000 to 2002, with a community pool and park and an HOA reported to provide exterior building insurance and Comcast basic cable. It is reported served by Berkshire Elementary, Palm Springs Middle, and Forest Hill Community High. Confirm the current dues and inclusions for a specific home.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Summit Lake today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
The smaller homes in the community, the affordable entry into a central West Palm Beach HOA community.
The mid-size homes, the heart of the resale market here.
Renovated homes or homes on lake lots, the homes that move fastest.
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 Summit Lake, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in Summit Lake is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
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 pool and the HOA-provided insurance are in every listing. The deal turns on the home, the lot, and the dues.
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.
The houses can be renovated, but the lot and view cannot. Golf frontage, lakefront, and preserve lots consistently command higher premiums and resell faster than interior lots backing to another home. The premium you pay for a great homesite is the discount you avoid when you sell.
The mistake is paying an estate price for a base interior lot. We help buyers spot which homesites carry real, durable premiums and which are dressed-up interiors, so your money lands where the market will give it back.
Open views over the course or the 26 community lakes. The scarcest, most in-demand homesites; they command the highest premiums and resell fastest.
Backing to protected preserve means privacy with no rear neighbor. A consistent favorite that holds value well above a standard interior lot.
Less traffic, more yard, and an easy walk to the club for some streets. A real but smaller premium that depends on the street and parcel size.
The most affordable way through the gates, and the best renovation value. Just do not pay a golf or lake price for one, this is where buyers most often overpay.
Confirm the current dues and exactly what they include for a specific home; the HOA is reported to provide exterior building insurance and Comcast basic cable, a notable inclusion.
Reported to cover exterior building insurance, Comcast basic cable, the community pool and park, and common-area maintenance; confirm the schedule per home.
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 selling in Summit Lake, the right list price comes from recent comparable community sales matched to your home and the HOA inclusions, 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 Society Hill, 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 Summit Lake 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 Summit Lake on the map →
Or get your Summit Lake home value & selling guide →
Median sale prices in Summit Lake 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.
Summit Lake is currently a buyer-leaning market (limited data). About 18.0 months of supply, a median asking price of $319,000, and homes go under contract in about 26 days.
Typical home value in the 33406 ZIP is $424,144, about 7.1% 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.
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 Summit Lake 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 Summit Lake 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.
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