Varsity Heights
Homes for Sale in Boca Raton, FL
All 1,707 homes for sale in Boca Raton, FL · median $574,900 · 349 homes for sale in 33432 · Palm Beach County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of September 2026, Varsity Heights in Boca Raton, FL has 1 home for sale. As of September 2026, the MLS records 45 closed sales in Varsity Heights in Boca Raton, FL since 2001, the most recent in March 2026. Recorded prices since 2024 ran from $670,000 to $855,000 (median $715,000), on homes of 1,180 to 1,807 sq ft. Across Boca Raton as a whole, 2,021 homes closed in the last 12 months at a median of $665,000, 53 median days on market, with 596 homes for sale today. At that median and Palm Beach County's FY2025-26 rate of 18.72 mills, annual property tax runs about $13,380 ($12,610 with the full homestead exemption).
| Location | Boca Raton, Palm Beach County, FL · ZIP 33432, 33433 |
|---|---|
| Homes in the community | 281 (FL DOR 2025 assessment roll) |
| Years built | 1935–2025 (median 1964) |
| Typical living area | 1,727 sq ft (median) |
| For sale right now | 1 active, 0 pending · median asking $3,479,000 · 12.0 months of supply |
| Owner-occupied (homestead) share | 61% |
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, “Varsity Heights key facts,” movewithmomentum.com/neighborhoods/varsity-heights, data as of September 20, 2026.
Last 30 days in Varsity Heights: 1 new listing (median asking $3,479,000). As of September 26, 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.
Varsity Heights is a small Boca Raton pocket with virtually no MLS turnover—we've seen two closings in the past year. That's not a market; it's a trickle. Pricing is opaque because comps are stale, and appraisers have little to work with. If a home does come to market, expect the list price to carry more weight than usual, and be prepared for condition and lot position to drive negotiation more than recent sales.
For sellers, this is a challenging backdrop: you're asking buyers to underwrite scarcity with limited data, which shrinks the pool. For buyers, the opportunity exists only when inventory appears, and you'll need an agent who can pull metro-Boca comps and justify value to a lender when the neighborhood itself offers no recent tape.
Varsity Heights right now
🟢 Buyer-leaning market. 12.0 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: Low (1 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 27, 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
Varsity Heights is an ultra-quiet Boca Raton enclave with almost no resale activity—two closings in a year means inventory is event-driven, and pricing relies on broader market context rather than a visible comp trail.
BeachesMLS sales records identify 34 homes in Varsity Heights that have changed hands since 2002, built between 1957 and 2025 (median 1960), with a median living area of about 1,591 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. Source: BeachesMLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 25 qualified sales in Varsity Heights across 2024–2025 (12 in 2024, 13 in 2025), median $850,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Varsity Heights is best for.
Best for
- Long-term Boca buyers who value location over amenities and are comfortable holding through illiquid cycles
- Cash or well-qualified buyers who can navigate appraisal uncertainty in low-volume markets
- Sellers with realistic pricing discipline and patience for a small buyer pool
Probably not for
- Buyers who need pricing transparency, recent comps, and confidence in immediate resale value
- Anyone expecting community amenities, HOA programming, or neighborhood infrastructure
- Investors looking for liquid turnover or data-driven appreciation visibility
The market around Varsity Heights
Varsity Heights is too small for its own price trend, so here is the market around it.
In ZIP 33432, 400 homes are on the market and 16% are under contract — a slower corner of Boca Raton.
Across Palm Beach County, 10,140 homes are active and 3,201 pending (24% under contract).
In ZIP 33432 (Boca Raton), 677 homes closed in the last 12 months at a median of $1.05M ($523/sq ft), up 5.4% year over year, with a median 69 days on market. Right now 164 active and 43 pending listings put supply at about 4.7 months — a buyer's market. See the live ZIP 33432 housing market and the Palm Beach County market.
ZIP and county figures describe the wider market, not Varsity Heights specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Varsity Heights, Boca Raton
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.
Homes For Sale Right Now in Varsity Heights
Live MLS inventory for Varsity Heights. 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 Varsity Heights listings as of 2026-09-26, 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 Home for Sale in Varsity Heights Right Now (1)
All 1 active and pending Varsity Heights listings with a detail page, newest first, refreshed twice a day from the MLS.
- 289 NW 11th Street · $3,479,000 · 5 bd / 5.5 ba · listed Sep 8, 2026 · listed by Tangent Realty Corp
Schools
- Palm Beach County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Boca Raton · Elementary
- Boca Raton Community · Middle
- Boca Raton · High
Zoned schools reflect the assignments reported on recent Varsity Heights 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 Varsity Heights address.
Shop the zone: Homes zoned for Boca Raton High School
The Varsity Heights buying strategy.
If we were buying in Varsity Heights 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 Varsity Heights.
Low-volume Boca: what scarcity really means
When a neighborhood logs two sales in twelve months, you're not buying into a liquid market—you're waiting for someone to move, downsize, or settle an estate. Varsity Heights sits in Boca Raton proper, which gives it baseline appeal and access to the city's retail and beach proximity, but the community itself doesn't generate the turnover that creates pricing transparency.
That has real consequences. Appraisers will look outside the immediate subdivision for comps, and your lender will scrutinize the valuation more closely. List prices become anchors because there's no recent sale to sanity-check them against. If you're a buyer, you need an agent who understands how to comp across adjacent Boca neighborhoods and justify the number to underwriting. If you're a seller, you're asking someone to pay for location and condition with less data to lean on—your pricing has to be defensible from day one, because sitting on market in a low-volume pocket is costly.
No community amenities are identified in current listings, so this is purely a location and home play. You're buying the Boca address and the specific house, not a pool, clubhouse, or trail system. That keeps dues low or nonexistent, but it also means the value equation is entirely about the dirt, the build, and the zip code.
The location and the amenities are priced into every listing in Varsity Heights. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Varsity Heights requires an agent who can comp across Boca's broader grid and build an appraisal package that holds up under lender scrutiny when the neighborhood itself has no recent sales. We know how to pull metro-area data, defend valuations in low-volume pockets, and set list prices that reflect reality rather than wishful thinking. If you're selling into a two-transaction-per-year market, we'll tell you what it takes to actually close—and if you're buying, we'll make sure you're not overpaying for scarcity.
Varsity Heights in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Varsity Heights 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 Varsity Heights sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Varsity Heights, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Varsity Heights home worth?
Get a no-obligation home value based on real comparable sales in Varsity Heights, 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 Boca Raton →
14% of homes for sale in ZIP 33432 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 (2026-09-27).
Frequently Asked Questions
Is Varsity Heights a buyer's or seller's market right now?
How many homes are in Varsity Heights?
What share of Varsity Heights is owner-occupied?
When were the homes in Varsity Heights built?
Who is the best real estate agent for Varsity Heights?
How do I find a top Boca Raton real estate agent who knows Varsity Heights?
Can Momentum Realty connect me with an agent for Varsity Heights?
Where is Varsity Heights, and what county is it in?
Should you buy in Varsity Heights?
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: September 26, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 33432/33433)) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2001 (45 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 local comps.
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See how Varsity Heights fits the bigger picture — live prices, inventory, and Momentum Scores:
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Explore more neighborhoods near Varsity Heights with Momentum Realty’s local guides.