A Key West style townhome community in East Boca near Spanish River Boulevard.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"Vistazo at Boca Raton is a Key West style townhome community in East Boca, built by Lennar in 2005 to 2006 off Spanish River Boulevard, an attainable, coastal-close option. The read is the plan and the position: the tri-level townhomes are similar, so condition and an end or better position set the spread. The East Boca location is the durable value; the deal turns on a comp read and an honest read of the HOA."
Jon Brooks, founder, Momentum Realty · Updated June 2026
Vistazo at Boca Raton market snapshot (as of June 25, 2026): the median sale price is about $578K ($252 per sq ft), with homes averaging 77 days on market and 4.0 months of supply, a buyer-leaning market (limited data). Based on 6 recent closings in live BeachesMLS data.
Vistazo at Boca Raton is an upscale Key West style townhome community in East Boca Raton, ZIP 33431, built by Lennar in 2005 and 2006 off Spanish River Boulevard, close to the beach, FAU, and Mizner Park.
The community is comprised of tri-level townhomes, each with three bedrooms, three full bathrooms, and a two-car garage, across three floor plans from roughly 1,959 to 2,400 square feet, originally offered with an everything-included package of finishes.
Because the townhomes are similar in vintage and design, the floor plan, the position, and condition are what move value. The East Boca location is priced in; the deal is made on an honest read of a specific unit's condition and the HOA, with the number anchored to comparable sales.
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 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Vistazo listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in Vistazo at Boca Raton buys, holds, and resells. See the five factors.
Live MLS inventory for Vistazo at Boca Raton. 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 Vistazo listings as of 2026-06-25, 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.
A townhome in a coastal-close East Boca location near the beach, FAU, and Mizner Park is the draw.
Approximate drive times from Vistazo. Confirm your real commute at your real departure time.
Drive times are approximate and vary with traffic and your exact departure point.
Explore more neighborhoods near Vistazoat Boca Raton Homes for Sale 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.
Vistazo 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 Vistazo address.
What actually shapes value at Vistazo: the East Boca location, the Key West townhome product, and the townhome HOA. Each item below is sourced or clearly hedged.
Our read on what is being built around Vistazo, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Proximity to the beach, FAU, and Mizner Park is a durable demand driver.
Three-bed, three-bath townhomes with two-car garages appeal to buyers wanting space and a garage.
A more attainable price than East Boca single-family homes broadens the buyer pool.
Similar-age townhomes are at the update stage; budget interior updates before judging a list price.
Confirm the dues, what they cover, and reserves before you offer.
End units and better positions hold value better; comp accordingly.
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 Vistazo at Boca Raton, 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 ↓
Vistazo at Boca Raton remains a Lennar Key West style townhome community from 2005 to 2006 off Spanish River Boulevard in East Boca, with tri-level three-bedroom townhomes. Why it matters: The East Boca location is the value; condition and the position set a specific unit's number. 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 Vistazo, this is the order of operations we would run, and the one we run for our clients.
Read condition and comps first. In Vistazo, the home's condition and exact location set the number, so price the work honestly before you judge any list price.
Confirm the carrying costs. Vistazo is a townhome community with HOA dues, so confirm the current dues and what they cover. Verify what is owed and what it covers for a specific home.
Match the home to recent comparable sales, not a portal estimate, then structure the offer around its true condition.
Verify the schools by address with the school district, since assignment is by address and can change.
Use your own representation. The listing agent works for the seller; on a purchase here, having someone in your corner is the highest-leverage decision you make.
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.
Vistazo at Boca Raton is a Lennar Key West style townhome community from the mid-2000s off Spanish River Boulevard in East Boca, with tri-level three-bedroom townhomes and two-car garages. Confirm the HOA dues, what they cover, reserves, and the leasing rules 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 Vistazo today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
An interior tri-level townhome, the entry. Confirm the HOA and reserves.
An updated townhome in a good position, the heart of the market here.
An end unit or one with a preserve or water view, the top of the community.
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 Vistazo, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in Vistazo 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 East Boca location is the value. The deal is won or lost on condition, the plan, and the position.
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.
In a townhome community of similar-vintage units, the floor plan and the position are the durable differentiators, and end units hold value best. The East Boca location cannot be reproduced inland. Read the position, the HOA, and the condition first, then price against recent comparable sales.
Townhome HOA dues are set by the association, typically covering exterior and common-area maintenance (confirm the current amount, what it covers, and reserves for a specific home).
Exterior and common-area maintenance and any community amenities; confirm exactly what the dues cover for a specific 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 thinking about selling in Vistazo, the right list price comes from recent comparable sales matched to your home's condition, lot, and exact location, 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 Villa Rica, 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 Vistazo 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 Vistazo at Boca Raton on the map →
Median sale prices in Vistazo at Boca Raton 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.
Before the list price, the Florida math the portals skip. These are Palm Beach County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Palm Beach County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
29% of homes for sale in ZIP 33431 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 (2026-07-03).
Vistazo is currently a buyer-leaning market (limited data). About 4.0 months of supply, a median asking price of $559,500, and homes go under contract in about 85.0 days.
Typical home value in the 33431 ZIP is $639,194, about 24.6% 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.
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 Vistazo 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 Vistazo specialist will reach out personally, usually the same day.
Zoom out before you decide: see the Duval County market guide or every community in the Neighborhood Finder.
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