The Boca Raton Newcomer's Guide

Start with three lists, not a map

Most people begin by scrolling listings. Start instead with three short lists: what you must have, what would be nice, and what you will not accept. Bedrooms and budget usually make the first list. So do the things people forget until later: whether you might need to rent the property out someday, whether a pet is coming with you, and how far you are willing to drive to the beach, the airport, or work.

The lists make every later decision faster, and they keep a beautiful house from talking you out of your own priorities.

Decide early whether you are renting first or buying now. Renting for a season is the cheapest way to learn an area. Buying immediately makes sense when you already know where you want to be and expect to stay.

Understanding the map

Boca Raton is a large city with distinctly different areas, and the towns around it each have their own character.

• •East Boca Raton is the coastal side: the beaches, the Intracoastal Waterway, and the downtown area around Mizner Park. Established neighborhoods, waterfront homes, and condos along the ocean.
• •Central and West Boca Raton is the country club corridor: gated golf communities, larger lots, and newer construction the further west you go.
• •The coastal towns. Highland Beach is a small, almost entirely residential oceanfront town. Delray Beach has a walkable downtown along Atlantic Avenue with the beach nearby. Deerfield Beach, just south, has its own beach and pier.
• •Inland and north. Parkland is a newer, master-planned area with larger homes, and Palm Beach County continues north through Delray, Boynton Beach, and beyond.
• •South to Miami. Hallandale Beach, Sunny Isles Beach, and Miami offer high-rise oceanfront living at a different pace.

The communities I know best have their own pages under Communities.

How to compare communities

Two communities that look alike in a listing can feel completely different to live in, and cost very different amounts. Compare them on these:

• •Gated or not, and what the gate actually provides.
• •The type of association: a homeowners association, a condo association, or none. Each comes with its own rules, budget, and approval process.
• •Club membership. Some communities require a membership to buy, others make it optional, and equity memberships work differently from non-equity ones. Ask about initiation, annual dues, and what happens when you sell.
• •Rental rules: minimum lease terms, how many times a year a property may be rented, and whether there is a waiting period after purchase.
• •Pets, vehicles, and architectural rules. Read the documents, not the summary.
• •Age restrictions. Some communities are age-restricted under federal housing law. Confirm eligibility before you fall for one.
• •Approval. Many associations must approve buyers and tenants. Ask how long it takes and what it costs.

The costs that surprise newcomers

The purchase price is the beginning of the math, not the end.

• •Association fees, and what they include. Some cover insurance on the building, cable, water, or landscaping; others cover very little.
• •Special assessments: one-time charges when an association needs money for a project. Ask whether any are pending or being discussed.
• •Club fees, where a membership is required.
• •Property taxes. A sale can reset the assessed value, so the current owner's tax bill is not a reliable guide to yours. Florida's homestead exemption may reduce the bill once the home is your primary residence. The county property appraiser is the source.
• •Insurance. Wind and flood coverage can be a large share of ownership cost near the coast, and the age of the roof matters a great deal. Get quotes before you are under contract, not after.
• •Condo building health. Florida now requires structural inspections and reserve studies for many older buildings. Ask for the reports, the budget, and how the reserves are funded.
• •Maintenance. Salt air, sun, and humidity are hard on everything from air conditioning to seawalls.

Questions to ask before you buy

• •How old is the roof, and when was it last replaced or repaired?
• •Is the property in a flood zone, and what has flood insurance cost the current owner?
• •Have there been insurance claims on the property?
• •What do the association's finances, reserves, and recent meeting minutes say?
• •Are any special assessments pending or being discussed?
• •What are the rental restrictions, in case I ever need to rent it out?
• •Were past renovations permitted, and were the permits closed out?
• •For waterfront: what condition are the seawall and dock in, and who is responsible for them?
• •For new construction: what does the warranty cover, and what is the realistic completion timeline?

Questions to ask before you rent

• •What is the minimum lease term, and does the association need to approve me? How long does that take, and what does it cost?
• •What is included: water, cable, internet, lawn care, pest control, pool service?
• •Who is responsible for hurricane preparation, such as shutters, and what happens if there is storm damage?
• •What is the pet policy, and is there a deposit or fee?
• •What are the renewal terms and notice periods?
• •Is the property furnished, and is the furniture listed in the lease?

Your first month

• •Florida driver's license and vehicle registration.
• •Homestead exemption filing, if you bought your primary residence. The county property appraiser handles it and publishes the deadline.
• •Insurance in place before closing or move-in, not after.
• •Utilities and internet in your name.
• •Association registration for gate access, parking, and amenities.
• •Hurricane supplies before the season, not during the first warning.