West Boca Lake
Homes for Sale in Boca Raton, FL
All 1,707 homes for sale in Boca Raton, FL · median $574,900 · 202 homes for sale in 33434 · Palm Beach County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of September 2026, West Boca Lake in Boca Raton, FL has 1 home for sale. As of September 2026, the MLS records 21 closed sales in West Boca Lake in Boca Raton, FL since 2013, the most recent in December 2025. 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 $12,450 ($11,670 with the full homestead exemption).
| Location | Boca Raton, Palm Beach County, FL · ZIP 33434 |
|---|---|
| Homes in the community | 115 (FL DOR 2025 assessment roll) |
| Years built | 1977–1989 (median 1988) |
| Typical living area | 2,088 sq ft (median) |
| For sale right now | 1 active, 0 pending · median asking $900,000 · 12.0 months of supply |
| Owner-occupied (homestead) share | 85% |
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, “West Boca Lake key facts,” movewithmomentum.com/neighborhoods/west-boca-lake, data as of September 20, 2026.
West Boca Lake sits in the inland western reaches of Boca Raton, where the $815K median price reflects a single-family product well above the city's entry tier. At $307 per square foot, buyers are paying for square footage and lot—not oceanfront proximity or walkable downtown positioning. The three closings over the past quarter show limited turnover, typical for established suburban enclaves where owners stay put.
The 21-day median market time indicates seller leverage: homes are moving quickly enough that pricing discipline matters. This is not a negotiation-heavy environment. If you need condition concessions or extended due diligence, expect resistance. Sellers with correctly priced, move-in-ready inventory are commanding the pace.
West Boca Lake 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
West Boca Lake is a quiet inland Boca Raton community where three recent closings at a median of $815K and 21 days on market point to selective inventory and a brisk sales tempo. You are buying into established suburban Boca, not beachfront or downtown walkability.
BeachesMLS sales records identify 19 homes in West Boca Lake that have changed hands since 2009, built between 1986 and 1989 (median 1988), with a median living area of about 2,121 sq ft and a typical 4-bedroom, 2.5-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.
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 West Boca Lake is best for.
Best for
- Buyers with an $815K budget seeking single-family scale and a Boca Raton zip code who understand they are trading location for square footage and lot size.
- Decisive purchasers pre-approved and ready to move within three weeks when a well-priced listing appears in thin inventory.
- Owners willing to self-provide amenities—pool, landscaping, entertaining space—since the community infrastructure is minimal or nonexistent.
Probably not for
- Buyers expecting resort-style amenities, clubhouse, fitness center, or tennis—none are identified, and retrofitting an entire lifestyle is expensive.
- Anyone requiring coastal proximity or walkable retail and dining; this is inland suburban Boca, not Intracoastal or oceanfront positioning.
- Purchasers needing extended negotiation or lengthy inspections in a 21-day market—seller leverage is real, and hesitation costs deals.
The market around West Boca Lake
West Boca Lake is too small for its own price trend, so here is the market around it.
In ZIP 33434, 307 homes are on the market and 35% are under contract — a fast-moving corner of Boca Raton.
Across Palm Beach County, 10,140 homes are active and 3,201 pending (24% under contract).
In ZIP 33434 (Boca Raton), 609 homes closed in the last 12 months at a median of $335K ($261/sq ft), up 1.1% year over year, with a median 48 days on market. Right now 119 active and 72 pending listings put supply at about 3.9 months — a balanced market. See the live ZIP 33434 housing market and the Palm Beach County market.
ZIP and county figures describe the wider market, not West Boca Lake specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in West Boca Lake, 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 West Boca Lake
Live MLS inventory for West Boca 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 and pending West Boca Lake 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 West Boca Lake Right Now (1)
All 1 active and pending West Boca Lake listings with a detail page, newest first, refreshed twice a day from the MLS.
- 9612 N Carousel Circle · $900,000 · 4 bd / 3 ba · listed Jun 27, 2026 · listed by Golden Wizard Sun Realty Group, LLC.
Schools
- Palm Beach County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Sunrise Park · Elementary
- Eagles Landing · Middle
- Olympic Heights · High
Zoned schools reflect the assignments reported on recent West Boca Lake 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 West Boca Lake address.
The West Boca Lake buying strategy.
If we were buying in West Boca Lake 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 West Boca Lake.
What the median tells you
The $815K median represents a meaningful outlay for single-family living in western Palm Beach County. At $307 per square foot, the value proposition is scale—larger homes on larger lots—rather than location scarcity or luxury finishes. Buyers seeking proximity to the Intracoastal or Atlantic coastline will find the commute nontrivial; this is a land play in an area defined by suburban convenience, not resort lifestyle.
Twenty-one days to contract signals that the right listing finds its buyer quickly. With only three closings in the three-month window, inventory is thin, and competition is real when a well-priced home hits the MLS. Condition and presentation drive outcomes. Deferred maintenance or speculative pricing will stall; move-in homes at market clear fast.
No community amenities surfaced in recent listings, so this is not a resort-style or clubhouse-driven neighborhood. The appeal is the Boca Raton address and the single-family footprint at this price band. If you require a pool, tennis, fitness center, or social calendar, you will be building or adding that yourself.
The location and the amenities are priced into every listing in West Boca Lake. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Momentum brokers know western Palm Beach County inventory cold, and we will not waste your time on overpriced listings or properties that will not appraise. When only three homes have closed in a quarter and the market moves in three weeks, preparation and positioning are everything. We run the comps, we vet condition before you write, and we will tell you when a home is not worth the ask. If you are selling, we price to the 21-day window—not to fantasy—and we stage and market to the buyer who can close at $815K without drama.
West Boca Lake in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $100/month (about $1,200/yr) · median of 10 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $100 per month ($1,200 a year) — the median AssociationFee across 10 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
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 West Boca Lake 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 West Boca Lake sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in West Boca Lake, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your West Boca Lake home worth?
Get a no-obligation home value based on real comparable sales in West Boca Lake, 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 →
34% of homes for sale in ZIP 33434 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 (2026-09-26).
Frequently Asked Questions
Is West Boca Lake a buyer's or seller's market right now?
How many homes are in West Boca Lake?
What share of West Boca Lake is owner-occupied?
When were the homes in West Boca Lake built?
Who is the best real estate agent for West Boca Lake?
How do I find a top Boca Raton real estate agent who knows West Boca Lake?
Can Momentum Realty connect me with an agent for West Boca Lake?
Where is West Boca Lake, and what county is it in?
Should you buy in West Boca Lake?
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 (2 streets, ZIP 33434)) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2013 (21 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 West Boca Lake fits the bigger picture — live prices, inventory, and Momentum Scores:
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