Village At Boca Rio
Homes for Sale in Boca Raton, FL
All 1,881 homes for sale in Boca Raton, FL · median $599,000 · 290 homes for sale in 33433 · Palm Beach County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $406,500, $254 per square foot, a median 28 days on market, sellers accepting 98% of original asking (-1% versus the prior year). At the median price and Palm Beach County's FY2025-26 rate of 18.72 mills, annual property tax runs about $7,610 ($6,840 with the full homestead exemption).
Part of the Boca Rio master-planned community in Boca Raton, FL — see all Boca Rio homes for sale (7 listings across 4 villages and sections in the MLS).
Village At Boca Rio trades at a $410K median and just under $260 per square foot—a price point that reflects its mainland Boca Raton location and the condition spectrum typical of older Palm Beach County communities. The 30-day median time on market tells you this is neither a feeding frenzy nor a slow churn; properties that show well and price to condition move, while deferred-maintenance units sit.
The modest year-over-year uptick and very long appreciation curve since 2012 confirm this is a mature, stable neighborhood rather than a headline generator. For buyers, that means you have time to be selective and negotiate on specifics. For sellers, it means staging, repairs, and realistic pricing matter more than the brand on the mailbox.
Figures in this note are as of July 15, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Village At Boca Rio right now
🟡 Off the recent peak. The trailing-12-month median ($406K) is down 0.9% from the prior 12 months ($410K) and up 328% since 2012. With about 5 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 (4 and 5 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 3, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside Village At Boca RioHomes for Sale in Boca Raton, FL right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Village At Boca Rio market snapshot (as of September 20, 2026): the median sale price is about $406K ($254 per sq ft over the trailing 12 months of closed sales), and a median 29 days on market for closed sales. The trailing-12-month median is down 1% from the prior 12 months and up 328% since 2012, computed from record-level Beaches MLS closed sales (4 closings in the current window).
In ZIP 33433 (Boca Raton), 704 homes closed in the last 12 months at a median of $470K ($262/sq ft), up 1.7% year over year, with a median 50 days on market. Right now 200 active and 68 pending listings put supply at about 4.9 months — a balanced market. See the live ZIP 33433 housing market and the Palm Beach County market.
BeachesMLS sales records identify 97 homes in Village At Boca Rio that have changed hands since 2002, built between 1985 and 1992 (median 1986), with a median living area of about 1,598 sq ft and a typical 3-bedroom, 2.5-bath layout; 99% are townhomes. Source: BeachesMLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Village At Boca Rio is a mainland Boca Raton community where the median closed at $410,000 over the past quarter—a price tier shaped more by individual unit condition and updates than by master-plan amenities or waterfront access.
Who Village At Boca Rio is best for.
Best for
- Cash or well-qualified buyers seeking a Boca Raton postal address and willing to trade amenities for price accessibility
- Long-hold owner-occupants who will occupy, update selectively, and are not counting on double-digit appreciation
- Investors targeting stable, condition-play inventory where underwriting each deal individually is already part of the process
Probably not for
- Buyers who need turn-key resort amenities, a community pool, or structured social programming
- Anyone relying on fast equity build or a liquid resale market to support a three-to-five-year hold
- First-time buyers without cash reserves for post-close updates or the experience to assess deferred maintenance risk
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 ($406K) IS the median in the snapshot above, and the move from 2025 ($410K) IS the -0.9% one-year change.
Windows contain 0 to 10 sales each (4 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.
23% of homes for sale in ZIP 33433 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 (2026-09-20).
Village At Boca Rio Market Scorecard
Village At Boca Rio is currently a balanced market..
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.
The Village At Boca Rio buying strategy.
If we were buying in Village At Boca Rio 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 Village At Boca Rio.
What the numbers say about value
The $410,000 median and $256.57 per square foot position Village At Boca Rio in the middle of Boca's mainland condo and townhome inventory. With only three closings in the window, each transaction carries weight; you're looking at a small, slow-turnover stock where price is set less by comp density than by how a given seller has maintained or upgraded their unit. Thirty days on market is equilibrium—not hot, not cold—and it means condition-driven pricing works while aspirational pricing does not.
The 2.5% year-over-year change is essentially flat in real terms, and the long arc since 2012 reflects broad market lift rather than community-specific momentum. The market-heat score of 26 confirms what the DOM and closing count already told you: this is a wait-and-see environment where neither buyers nor sellers hold a structural edge. If you need to move quickly or you're counting on rapid equity build, this is not your vehicle. If you want a known quantity at a stable price and you're willing to do your homework on each listing, the risk profile is manageable.
The location and the amenities are priced into every listing in Village At Boca Rio. 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 Village At Boca Rio 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 (8.1). Basis: Long-Term Appreciation +328% since 2012; Recent Direction -0.9% year-over-year; Pricing Power 98.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a low-volume, condition-sensitive market like Village At Boca Rio, generalist advice costs you money. Momentum's analyst-backed approach means we comp every unit against actual closed condition, flag deferred maintenance before you make an offer, and price listings to move in thirty days instead of sixty. We know when to walk, and we'll tell you—because in a market this thin, one bad comp or one unbudgeted repair can erase your closing-cost savings and then some.
Village At Boca Rio 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 Village At Boca Rio 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 Village At Boca Rio sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Village At Boca Rio, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Village At Boca Rio home worth?
Get a no-obligation home value based on real comparable sales in Village At Boca Rio, 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 →
| Location | Boca Raton, Palm Beach County, FL · ZIP 33433 |
|---|---|
| Sale prices, last 12 months | $406,500 median across 4 closed sales · $254 per sq ft · -0.9% vs the prior 12 months |
| Days on market (closed sales) | 28 median |
| For sale right now | 0 active, 0 pending |
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. Market figures describe homes, not residents. Cite as: Momentum Realty, “Village At Boca Rio key facts,” movewithmomentum.com/neighborhoods/village-at-boca-rio, data as of September 20, 2026.
Housing distress & ownership in Village At Boca Rio, 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.
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Boca Raton guides & data
- Market data
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- Best neighborhoods (ranked by data)
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- Flood zones
- Property taxes (Palm Beach County)
- Homestead exemption (Palm Beach County)
- Home insurance cost
Florida buyer guides
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- Florida property tax by county
- Florida property tax calculator
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- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Boca Rio Drive (12 homes on record)
- Boca Rio Drive (10 homes on record)
- Boca Rio Drive (8 homes on record)
- Boca Rio Drive (6 homes on record)
- Boca Rio Drive (5 homes on record)
Email me new listings in Village At Boca Rio
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Village At Boca Rio
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Village At Boca Rio will answer, and the answer is published on this page for the next buyer.
Recent Developments in Village At Boca Rio
Development, infrastructure, retail, and school activity affecting Village At Boca Rio, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Retail & Dining
Johnnie-O lists apparel store at 321 E. Atlantic Ave. in Delray Beach
California-born Johnnie-O is listing a Delray Beach store at 321 E. Atlantic Ave. as coming soon, with no opening date announced. The brand already has Florida stores in Naples, Miramar Beach, Watersound and West Palm Beach.
What it may mean for the marketA new apparel retailer adds to the shopping mix along downtown Delray's Atlantic Avenue. The project is about 8 miles north of Village At Boca Rio, elsewhere in Palm Beach County.
Source: WhatNow Miami - October 2026Parks & Amenities
Boca Paddle by CityPickle plans 25-court pickleball and padel club near downtown Boca Raton
Boca Paddle at 50 Jeffrey St. is a 100,000 square foot club with 19 pickleball courts and six padel courts, indoor and outdoor, targeting a November 18 debut. Amenities include locker rooms, saunas, cold plunges, coworking space and a Farmer's Table dining outlet.
What it may mean for the marketThe club adds a large indoor and outdoor racquet-sport venue within reach of downtown Boca Raton and Mizner Park. The site is less than a mile northeast of Village At Boca Rio.
Source: WhatNow Miami - 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 13 miles north of Village At Boca Rio, elsewhere in Palm Beach County.
Source: Florida YIMBY - August 2026Parks & Amenities
Delray Beach sets $59.19M guaranteed maximum price for Pompey Park renovation
The city manager's annual report says the city approved a guaranteed maximum price of $59.19 million for the Pompey Park renovation, nearly $4 million below the original estimate. Groundbreaking is scheduled for September 2026. The report also lists a roughly $287 million water treatment plant with completion expected in 2028.
What it may mean for the marketA major park renovation would upgrade recreation amenities in west central Delray Beach once construction is complete. The project is about 8 miles north of Village At Boca Rio, elsewhere in Palm Beach County.
Source: Boca Post - June 2026Development
Alton Delray in Delray Beach Breaks Ground with $92 Million Construction Loan
Kolter Multifamily broke ground on Alton Delray, a 386-unit multifamily community across six-story buildings on a 12.31-acre former industrial site at 2101 S. Congress Avenue, backed by a $92 million construction loan from Madison Realty Capital. The plan includes 154 workforce housing units under Florida's Live Local Act and 232 market-rate units, with delivery expected in late 2027.
What it may mean for the marketA 386-unit rental community converts a former industrial parcel into new multifamily supply on the Congress Avenue corridor and adds workforce and market-rate housing to the Delray Beach market. The project is about 7 miles north of Village At Boca Rio, elsewhere in Palm Beach County.
Source: Florida YIMBY - 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 13 miles north of Village At Boca Rio, 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 Village At Boca Rio?
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Where is Village At Boca Rio, and what county is it in?
Should you buy in Village At Boca Rio?
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: November 2, 2026) |
| Community market stats | Beaches MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2002 (99 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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More on Village At Boca Rio
- Home values · What homes in Village At Boca Rio actually sell for
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