Unincorporated Palm Beach County · ZIP 33428 & 33498

West Boca
Raton

Space, recreation, and the widest value spread in Boca Raton. Two ZIP codes that behave like two separate markets, roughly 872 acres of regional park, and a new-construction corridor along Lyons Road that resets the ceiling every season. This is the working reference to all of it, written by an agent who has practiced here since 2005.

Call 561.542.4240 Compass Profile
Karen J. Anderson, P.A. · REALTOR® · Broker Associate Compass Florida, LLC · 101 N. Federal Highway, Floor 5, Boca Raton, FL 33432 Florida Real Estate Broker #3141013 · Licensed since 2005
Aerial view over the single-family neighborhoods of West Boca Raton, Florida, looking east toward the coast
AreaWest Boca Raton
ZIP Codes33428 · 33498
JurisdictionPalm Beach County
Position26°22′N | 80°13′W
The Agent

Since 2005, across seven South Florida market cycles.

Karen Anderson has practiced real estate in South Florida since 2005 and has held a Florida broker's license since 2012. Roughly 400 closed transactions sit behind that, spanning the 2008 to 2012 distressed period, the investor-driven recovery, the pandemic surge, and the rate and condominium-law reset that reshaped this market after 2022. She holds the CDPE, CIPS, ABR, and PSA designations and is a member of the National Association of REALTORS®, the Florida Association of REALTORS®, and the Broward, Palm Beaches & St. Lucie Realtors®.

West Boca sits inside a market she knows from the inside rather than from a database. She first moved to Boca Raton in 1989 and returned permanently in 1999. She spent twenty years living in Central Boca Raton, near the Town Center and St. Andrews Boulevard corridor, and raised three daughters through the School District of Palm Beach County. That is the vantage point from which she reads the differences between East, Central, and West Boca: not as marketing categories, but as three genuinely different ownership experiences with different costs, different commutes, and different resale behavior.

She works in partnership with her husband, Barry Stoll, a licensed REALTOR® and licensed loan originator whose background is in mortgage lending. On a West Boca purchase, where the financing structure, the insurance quote, and the association's reserve position all move at once, having both sides of that conversation in one room shortens the timeline and removes a common failure point.

Her practice is built on referrals and repeat clients. Approximately 95% of her business comes from people she has already served or from someone they sent. That is the standard the rest of this page is written to hold.

Karen Anderson, REALTOR® and Broker Associate with Compass Florida, LLC
Karen Anderson REALTOR® · Broker Associate CDPE · CIPS · ABR · PSA Compass Florida, LLC
The Area

West Boca is a county address
with a Boca Raton mailing label.

West Boca Raton is unincorporated Palm Beach County. It is broadly the territory west of Florida's Turnpike, running from the Delray Beach line south to the Broward County line, and it is covered principally by ZIP codes 33428 and 33498. That single fact, that a Boca Raton address here is a county address rather than a city one, drives more of the ownership experience than most buyers expect. Policing comes from the Palm Beach County Sheriff's Office rather than Boca Raton Police. Fire service, solid waste, and building permits run through the county. School assignment is set by district attendance boundary, not by the city name printed on an envelope.

The geography explains the rest. Land here is flatter, wider, and less constrained than the coastal strip, so lot sizes generally increase the farther west you travel and the housing stock trends toward larger single-story and two-story homes rather than condominiums. The western edge of the area meets the Arthur R. Marshall Loxahatchee National Wildlife Refuge, which puts a hard stop on further westward residential expansion and is the structural reason the remaining infill parcels along Lyons Road have drawn the builders they have. Inland air behaves differently too: West Boca typically runs two to five degrees warmer than the A1A corridor, with less wind, heavier humidity, and afternoon thunderstorms that form here first and track east.

What West Boca trades away is coastal proximity. The beach is roughly a twenty-minute drive in normal traffic and materially longer between November and April, when the seasonal population returns and Glades Road slows. What it delivers in exchange is measurable: more square footage per dollar, gated communities with clubhouses and courts built into the dues, and Burt Aaronson South County Regional Park, a roughly 872-acre county facility with a 27-hole golf course, a seasonal water park, a nature center, ski lakes, an amphitheater, and a dog park, all inside the area rather than a drive away. Buyers who name coastal access as their first priority belong east of the Turnpike. Buyers who name space, recreation infrastructure, and value per square foot belong here, and the honest work is helping people tell which of those two they actually are before they write an offer.

872 acres

Burt Aaronson South County Regional Park, expanded from an original 816 acres and running from Yamato Road south to Glades Road.

Two ZIPs

33428 carries roughly 47,600 residents and a $540,000 median sale price. 33498 carries roughly 16,900 and a $800,000 median.

~655 homes

Lotus Edge, GL Homes' newest West Boca community on the roughly 259-acre Johns West PUD off Lyons Road.

Buyers do not choose a neighborhood by square footage or price per foot. They choose convenience, recreation, community character, and long-term value. In West Boca, that decision gets made village by village.

Karen Anderson, REALTOR® · Compass Florida, LLC

Market Snapshot

Two ZIP codes, two different markets.

The most useful thing to understand about West Boca pricing is that 33428 and 33498 do not move together. One is the volume and value tier, the other is the larger-lot gated tier, and a citywide Boca Raton median tells you almost nothing about either.

$540,000 33428 median sale price Up 1.4% year over year
$800,000 33498 median sale price Down 3.4% year over year
$300 – $315 Per square foot, 33428 to 33498 Citywide Boca Raton: $471
53 – 67 Days on market, 33498 to 33428 Citywide Boca Raton: about 77

Figures reflect recent three-month reporting windows drawn from MLS and public records and shift month to month. They describe the ZIP code, not a specific street, community, or product type: a villa in Sandalfoot Cove, a lake home in Island Lakes, and a new Fiji Collection plan at Lotus Edge are three different markets inside the same two ZIP codes. For a current, address-level read on a specific property, ask for one.

Local Authority Deep-Dive

100 things worth knowing about West Boca Raton.

01Market FundamentalsZIP-level medians, price per square foot, days on market, closing volume, and the point where 33428 and 33498 stop moving together.
  1. ZIP 33428 posted a median sale price of about $540,000 over the three months ending May 2026, up roughly 1.4% against the same period a year earlier.
  2. ZIP 33498 posted a median sale price of about $800,000 over that same window, down roughly 3.4% year over year. The two ZIP codes moved in opposite directions.
  3. Median price per square foot ran about $300 in 33428, down roughly 2.8%, and about $315 in 33498, down roughly 5.5%.
  4. Homes in 33428 sold in roughly 67 days on average, an improvement from about 76 days the prior year.
  5. Homes in 33498 sold in roughly 53 days, down sharply from about 83 days the prior year. That is the larger velocity gain of the two.
  6. Closing volume tells the scale story: roughly 129 sales recorded in 33428 in a single May month against roughly 64 in 33498, close to a two-to-one ratio.
  7. Citywide Boca Raton was near a $831,000 median with about 77 days on market, so 33428 trades at a substantial discount to the city figure while 33498 sits close to it.
  8. The price-per-square-foot gap is the cleanest single measure of the east-west value gradient: roughly $300 to $315 in West Boca against about $471 citywide.
  9. West Boca resale does not compete only against other resale. Active homesite releases at Lotus Edge set a visible ceiling that nearby resale is measured against.
  10. Cash share is lower here than in the coastal luxury condominium tier, which means mortgage rate movement shows up faster in West Boca absorption than it does on A1A.
  11. Condominium and villa product in Century Village West, Whisper Walk, and parts of Sandalfoot Cove trades at price points far below the single-family medians inside the same ZIP codes, which distorts any blended average.
  12. Homes below roughly $700,000 in this market frequently require updating. Homes approaching and above $1 million are more likely to carry impact windows, a newer roof, and a renovated kitchen already in place.
  13. Karen's overall working price range runs from roughly $500,000 to $7 million, with the largest concentration of her transactions between $1 million and $2 million.
  14. Roughly 400 closed transactions across seven distinct South Florida market cycles since 2005 is the experience base behind the pricing conversation, including the 2008 to 2012 distressed period and the post-2022 rate and condominium-law shift.
02Geography, Land & Municipal StructureWhy an unincorporated county address changes permitting, services, and school assignment, plus the Loxahatchee boundary and inland climate.
  1. West Boca Raton is an unincorporated community in Palm Beach County, generally the area west of Florida's Turnpike between Delray Beach and the Broward County line.
  2. A Boca Raton mailing address in 33428 or 33498 does not place a property inside the City of Boca Raton. Verify jurisdiction before assuming anything about services or taxes.
  3. County jurisdiction means the Palm Beach County Sheriff's Office rather than Boca Raton Police, and Palm Beach County Fire Rescue rather than city fire service.
  4. Renovation and addition permits run through Palm Beach County Planning, Zoning & Building, on a different timeline and fee schedule than the City of Boca Raton.
  5. The western edge of the area meets the Arthur R. Marshall Loxahatchee National Wildlife Refuge, which places a permanent boundary on westward residential expansion.
  6. That boundary is the structural reason infill parcels along Lyons Road commanded builder attention. There is no further west to go.
  7. Inland West Boca runs measurably warmer than the coastal strip, often two to five degrees higher, with less wind and heavier humidity.
  8. Summer thunderstorms form inland and track east, so West Boca sees storm activity earlier in the afternoon than oceanfront addresses do.
  9. Flood exposure here is driven by rainfall accumulation and drainage capacity rather than storm surge, but FEMA zone designation and elevation still need verification address by address.
  10. Some properties farther west rely on septic systems and private wells rather than municipal water and sewer, which adds functional inspections and water quality testing to the due diligence list.
  11. Lake-fed irrigation is common in West Boca's lake communities. It is a recurring association cost line that has no equivalent in most coastal condominium budgets.
03Communities & Housing StockMission Bay, Saturnia, Boca Falls, Loggers' Run, Sandalfoot Cove and the rest, and what construction era predicts about the roof and the panel.
  1. Mission Bay, built in the early 1990s, spans just over 500 acres and roughly 1,239 homes.
  2. Mission Bay is organized as ten villages: Laguna, Las Flores, Reflections, Sonata, Regatta, Ventura, The Isles, Cordova, Harbour Springs, and La Costa. Village selection drives product type and fee structure inside one master association.
  3. Saturnia was built in 2002 and contains roughly 414 single-family homes ranging from about 2,000 to 4,500 square feet, with a clubhouse, pool, tennis courts, playground, and fitness room.
  4. Boca Falls dates to the mid-1990s and operates two guard-gated entrances, with homes running from roughly 1,800 to more than 4,400 square feet including its Estates section.
  5. The Shores at Boca Raton is a gated community of approximately 330 single-family homes, a significant share of which have been updated since original construction.
  6. Loggers' Run is a large master association with subcommunities including Island Lakes, where recent single-family sales have run roughly $860,000 to $1.1 million.
  7. Boca Isles, Boca Winds, Boca Chase, Boca Greens, Lexington Estates, Palma Vista, and Boca Landings fill out the established gated inventory across both ZIP codes.
  8. Sandalfoot Cove is one of West Boca's earliest and most attainable sections, including villa product such as River Oaks in Section 12 at roughly 1,435 square feet.
  9. Century Village West and Whisper Walk are large age-restricted condominium communities whose price points sit well below the single-family medians in the same ZIP codes.
  10. The Hamptons at Boca Raton, just east of Lyons Road, is a large community with housing stock built primarily between 1980 and 1999.
  11. Housing in 33428 was built primarily in the 1970s. Housing in 33498 skews 1980s with a 1970s component. Construction era predicts the roof, electrical panel, and plumbing conversation more reliably than list price does.
  12. Concrete block construction is the predominant method throughout the area, with concrete tile the most common roof material and asphalt shingle appearing on moderately priced and some newer designs.
  13. Lot sizes generally increase the farther west you travel, an inversion of the East Boca pattern where a quarter acre is close to the ceiling.
  14. Earlier West Boca communities read Mediterranean with mature landscaping. The newest ones read contemporary with modern open plans. Those two products attract different buyers within a few miles of each other.
04New Construction & the Development PipelineThe Lyons Road corridor: Lotus, Lotus Palm, and Lotus Edge, the townhomes approved in January 2026, and the Toll Brothers enclave at Clint Moore.
  1. Lotus, Lotus Palm, and Lotus Edge form GL Homes' three-generation West Boca corridor along Lyons Road, an unusual concentration of one builder's product in one submarket.
  2. Lotus Edge occupies the roughly 259-acre Johns West PUD and is planned at approximately 655 contemporary single-family homes.
  3. Lotus Edge is anchored by a clubhouse of roughly 39,000 square feet with resort and cold-plunge pools, a restaurant and bar, and a racquet club carrying tennis, pickleball, and padel.
  4. Lotus Edge offers twelve floor plans across its Bali and Fiji collections, from about 1,966 to 5,177 living square feet, with Bali homesites at roughly 62 by 128 feet.
  5. Published Lotus Edge pricing has started around $1.66 million, with larger plans, lot premiums, and design studio selections running considerably higher.
  6. The GL Homes sales center for Lotus Edge is at 20393 Grand Cascade Avenue, reached from Florida's Turnpike by heading west on Glades Road to Lyons Road.
  7. Palm Beach County commissioners approved roughly 322 GL Homes townhomes on the east side of Lyons Road in late January 2026, on former Johns family farmland next to Olympic Heights Community High School.
  8. Construction on that townhome parcel has been expected to begin in fall 2026 with sales following in 2027. Reported plans can shift, so confirm status before relying on the timeline.
  9. That parcel has been described as the last undeveloped land on Lyons Road between Yamato and Glades, which effectively closes out the corridor at close to 1,000 new residences.
  10. Toll Brothers is selling a gated enclave of 70 single-family homes at US 441 and Clint Moore Road, with six plans from roughly 3,290 to 5,426 square feet priced from about $2.1 million to $2.6 million before lot premiums.
05Parks, Recreation & Daily Life872 acres of regional park, Osprey Point golf, Coconut Cove, Daggerwing Nature Center, Sunset Cove Amphitheater, and where healthcare sits.
  1. Burt Aaronson South County Regional Park covers roughly 872 acres, expanded from an original 816 acres that Palm Beach County acquired on March 28, 1977 through two developer land dedications.
  2. The park runs north to south from Yamato Road to Glades Road. Entrances include 11500 Yamato Road and 12551 Glades Road.
  3. Development of the park began in 1996. It was renamed on November 20, 2012 for Burt Aaronson, who represented County Commission District 5 from 1992 to 2012.
  4. Osprey Point Golf Course is a county-operated 27-hole facility at 12551 Glades Road with a driving range and chipping and putting practice areas.
  5. Coconut Cove Waterpark and Community Center at 20130 Regional Park Drive operates seasonally, with a lazy river, slides, a water playground, and a lap pool.
  6. Daggerwing Nature Center offers a boardwalk through native wetland habitat, a butterfly garden, and an observation tower, with an indoor exhibit space.
  7. Sunset Cove Amphitheater at 20405 Amphitheater Circle was completed in 2008 as the park's most recent major phase and hosts county-programmed concerts and events.
  8. Canine Cove is a dog park with separate areas for large and small dogs and an on-site wash station.
  9. The park also carries ski lakes with boat ramps and fishing piers, roughly two miles of bicycle path, sand and paved volleyball courts, basketball, eight or more ball fields, and a remote-control car track.
  10. Bocce courts were added at the park and are free on a first-come basis, with a one-hour courtesy limit when others are waiting.
  11. Uptown Boca at Glades Road and US 441 is the area's newest retail and dining anchor, and includes an MD Now urgent care at 9690 Glades Road.
  12. West Boca Medical Center at 21644 US 441 places acute hospital care inside the area rather than requiring a drive east, which matters more to buyers than most listing copy suggests.
06Schools & EducationDistrict campuses by address, grade span, and enrollment, and how attendance boundaries actually work in an unincorporated area.
  1. West Boca is served by the School District of Palm Beach County. Assignment is set by attendance boundary, not by city name or ZIP code.
  2. Attendance boundaries change. Verify the assigned school for a specific address using the district's boundary maps before writing an offer, not after closing.
  3. A single community can be split between two attendance zones, which is why an address-level check matters more than a community-level assumption.
  4. Coral Sunset Elementary is at 22400 Hammock Street, 33428, serving PK through grade 5 with roughly 773 students.
  5. Waters Edge Elementary is at 21601 Shorewind Drive, 33428, serving PK through grade 5 with roughly 713 students.
  6. Sandpiper Shores Elementary is at 11201 Glades Road, 33498, serving PK through grade 5 with roughly 883 students.
  7. Sunrise Park Elementary is at 19400 Coral Ridge Drive, 33498.
  8. Loggers' Run Community Middle is at 11584 West Palmetto Park Road, 33428, serving grades 6 through 8 with roughly 1,108 students.
  9. Eagles Landing Middle is at 19500 Coral Ridge Drive, 33498, serving grades 6 through 8 with roughly 1,464 students.
  10. Olympic Heights Community High opened at 20101 Lyons Road in 1991 and offers academies in engineering through Project Lead The Way, hospitality and tourism, finance, culinary, and fashion design, alongside AP and AICE coursework. West Boca Raton Community High also serves the area. Karen does not characterize school quality. She points buyers to the district's boundary maps and the state's published school data so they can evaluate the objective record themselves.
07Roads, Access & CommutingThe three north-south spines, the five east-west arterials, seasonal congestion patterns, and honest drive times to the beach and to rail.
  1. The three north-south spines through West Boca are Florida's Turnpike, Lyons Road, and US 441 / State Road 7.
  2. The east-west arterials, north to south, are Clint Moore Road, Yamato Road (NW 51st Street), Glades Road, West Palmetto Park Road, and SW 18th Street.
  3. Yamato Road runs 9.38 miles and functions as the primary access road for many of the gated communities and golf clubs along the corridor.
  4. Glades Road is the principal retail and commuting artery and the route most West Boca residents use to reach Florida's Turnpike and Interstate 95.
  5. Rush-hour congestion is real and intensifies from roughly November through April when the seasonal population returns. Drive your actual commute at your actual departure time before you commit to an address.
  6. Fort Lauderdale sits roughly 25 miles away, West Palm Beach roughly 34 miles, and Miami roughly 46 miles.
  7. The Boca Raton Brightline station is east of I-95, so West Boca residents drive to rail rather than living beside it. That is the exact inverse of the East Boca trade-off.
  8. The beach at South Beach Park or Red Reef Park is roughly a twenty-minute drive east in normal conditions and meaningfully longer in season.
08DemographicsPopulation, household income, owner occupancy, median age, and vacancy for both ZIP codes, from American Community Survey estimates.
  1. ZIP 33428 counted roughly 47,588 residents in recent Census estimates, with a 2026 projection near 50,412.
  2. ZIP 33498 counted roughly 16,853 residents with a 2026 projection near 17,611, so 33428 carries close to three times the population of its neighbor.
  3. Median household income is roughly $88,543 in 33428 and roughly $146,765 in 33498, per American Community Survey five-year estimates in 2024 inflation-adjusted dollars.
  4. Palm Beach County's median household income is roughly $83,581, so both West Boca ZIP codes sit above the county figure.
  5. Roughly 35.8% of households in 33498 report income above $200,000, against roughly 17.1% in 33428.
  6. Owner occupancy runs about 68.2% in 33428 across roughly 15,922 total dwellings, with the balance renter-occupied.
  7. Owner occupancy runs about 94.7% in 33498, one of the highest owner shares in the Boca Raton ZIP codes.
  8. Within 33498's owner-occupied units, roughly 62.7% carry a mortgage and roughly 37.3% are owned free and clear.
  9. Median age in 33428 is about 40.2 years, younger than Boca Raton's citywide median near 46.
  10. Vacancy in 33498 runs about 5.4%, well under the national rate near 10.1%. That supply condition is visible in how quickly correctly priced homes there move.
09Ownership Costs, Insurance & Association StructureTax reset at purchase, homestead caps, opening protection and premiums, what dues actually include, private roads, and reserve obligations.
  1. Florida property taxes reset on the new purchase price. Never budget from the seller's current tax bill, which is the single most common financial surprise for buyers arriving from out of state.
  2. Homesteaded Florida residents receive a 3% annual cap on assessed value increases. Non-homesteaded owners are capped at 10%. Seasonal buyers should model the difference over a full holding period.
  3. Florida taxes are paid in arrears. At closing the seller credits the buyer for January 1 through the closing date, and the buyer carries the remainder of the year.
  4. Complete opening protection is priced differently from partial. Carriers reward impact-rated glass or full shutters on every opening, not on some of them.
  5. Roof age and air conditioning age drive both insurability and premium in this market, and both are typically visible in the county property record before a showing is ever scheduled.
  6. Association dues in West Boca's master-planned communities frequently cover clubhouse operations, guard gates, private roads, and common-area landscaping, and in some communities lawn service. Two dues figures are not comparable until you know what each one includes.
  7. Gated communities here typically own and maintain their own private roads, a long-horizon reserve obligation the county does not carry on their behalf.
  8. Age-restricted condominium communities such as Century Village West and Whisper Walk carry milestone inspection and Structural Integrity Reserve Study obligations under Florida's post-2022 legislation, exactly as coastal buildings do.
  9. Karen served four years as a director and officer on her own condominium board, chairing the landscape and pool committees, and continues attending board meetings as a resource on vendor selection, mold inspection protocols, and condominium law. She is also the author of The Florida Condo Playbook.
10Hyper-Local DetailCross-shop dynamics across Lyons Road, preserve-backed lots at Island Lakes, and the land transfer that put campuses against the park line.
  1. Lotus Edge and Lotus Palm face each other across Lyons Road, which makes resale in one the natural cross-shop for the other while the builder's active releases set the ceiling both compete under.
  2. Island Lakes at Loggers' Run backs several homes onto a nature preserve, and lots there can exceed 10,000 square feet, well above the West Boca norm. Financing for the regional park included the sale of 52 acres of surplus land to the School Board, which is part of why school campuses sit directly against the park boundary and why several West Boca communities have both a campus and 872 acres of public recreation within a couple of miles.
Five-Star Client Reviews

What clients say, in their own words.

When Karen goes to bat for you, she always hits a home run! Karen has helped us purchase two homes and sell one. She is incredibly detail-oriented and picks up on contractual nuances that most REALTORS® tend to gloss over. She is absolutely the best in the business!
★★★★★

Lindsey Seminara

Verified Google review
I was looking for a new condo in Boca Raton and luckily was introduced to Karen Anderson. As someone new to the area, I put a lot of faith in Karen's knowledge of which areas of Boca are best, and she absolutely overdelivered. Karen was incredibly patient, honest, and knowledgeable and took me on tours for every single property I was even remotely interested in. In the end, Karen helped negotiate a transaction that made me very happy, and I would highly recommend her to anyone looking for a place in Boca Raton.
★★★★★

Nitzan Mokady

Verified Google review
Karen is an exceptional REALTOR® with vast expertise and strong work ethics. She is friendly, kind and very understanding. She has been there for us every step of the way, guiding us in discovering the perfect home in Florida.
★★★★★

Lucy Pavlik

Verified Google review
★★★★★ Read all reviews on Google
Why Karen Anderson for West Boca

Four things that change the outcome here.

01

County, not city

West Boca is unincorporated Palm Beach County. Permitting, services, and school boundaries all run county-side, and that distinction gets missed constantly by agents who work the coast and drift west for a transaction.

02

Two ZIPs, priced separately

33428 and 33498 carry different medians, different velocity, and different housing stock. Pricing either one off a citywide Boca Raton number produces a bad list price or a bad offer.

03

Association and reserve depth

Four years as a condominium board director and officer, plus authorship of The Florida Condo Playbook, applied to the reserve studies, private-road obligations, and dues structures that decide real carrying cost.

04

Financing in the same room

Barry Stoll, a licensed REALTOR® and licensed loan originator with a lending background, works every transaction alongside Karen. Financing questions get answered in the conversation, not in a callback.

Questions

West Boca Raton, answered directly.

Is West Boca Raton actually part of the City of Boca Raton?

Generally no. West Boca Raton is an unincorporated community in Palm Beach County, broadly the area west of Florida's Turnpike between Delray Beach and the Broward County line. Properties there carry a Boca Raton mailing address but sit outside city limits, which affects policing, fire service, solid waste, permitting, and municipal utility providers. A small number of parcels closer in have been annexed or are designated as future annexation areas, so jurisdiction should be confirmed for a specific address rather than assumed from the ZIP code.

How much less does a home cost in West Boca compared to East Boca?

The clearest measure is price per square foot. Recent reporting put West Boca around $300 in ZIP 33428 and around $315 in ZIP 33498, against roughly $471 across Boca Raton as a whole. Median sale prices tell the same story: about $540,000 in 33428 and about $800,000 in 33498, against a citywide median near $831,000. In practical terms, a budget that buys a two-bedroom condominium closer to the coast often buys a four-bedroom single-family home with a pool in West Boca. The trade is coastal proximity, and it is a real trade, not a technicality.

Which schools serve West Boca Raton?

West Boca is served by the School District of Palm Beach County. Campuses in the area include Coral Sunset Elementary, Waters Edge Elementary, Sandpiper Shores Elementary, Sunrise Park Elementary, Loggers' Run Community Middle, Eagles Landing Middle, Olympic Heights Community High, and West Boca Raton Community High. Assignment is by attendance boundary, not by city name or ZIP code, and a single community can be split between zones. Boundaries also change over time. Karen does not characterize school quality. She directs buyers to the district's published attendance boundary maps and to state-published school data so buyers can evaluate the objective record for themselves before writing an offer.

What is being built in West Boca right now?

The Lyons Road corridor is the center of it. GL Homes is building Lotus Edge on the roughly 259-acre Johns West PUD, planned at about 655 contemporary single-family homes across its Bali and Fiji collections, anchored by a clubhouse of roughly 39,000 square feet with resort and cold-plunge pools, a restaurant and bar, and a racquet club with tennis, pickleball, and padel. Palm Beach County commissioners approved roughly 322 GL Homes townhomes across Lyons Road in late January 2026, with construction reported for fall 2026 and sales in 2027. Toll Brothers is separately selling a gated enclave of 70 homes at US 441 and Clint Moore Road. New construction matters to resale sellers here because active builder releases set the ceiling that resale is compared against.

What should I know about HOA dues before I buy in a West Boca community?

The dues number by itself is not comparable across communities. In West Boca's master-planned neighborhoods, dues frequently cover clubhouse operations, guard gates, private roads, and common-area landscaping, and in some communities lawn service as well. Gated communities here typically own and maintain their own private roads, which is a long-horizon reserve obligation the county does not carry. Reserve funding levels, pending or recent special assessments, insurance obligations, and leasing and pet restrictions all need to be read from the governing documents and financials, not inferred from a monthly figure. Age-restricted condominium communities such as Century Village West and Whisper Walk also carry milestone inspection and Structural Integrity Reserve Study obligations under Florida's post-2022 legislation.

How can I reach Karen Anderson?

Call or text 561.542.4240, or use the email address here: (click to copy). Karen Anderson is a REALTOR® and Broker Associate with Compass Florida, LLC, 101 N. Federal Highway, Floor 5, Boca Raton, FL 33432. General inquiries receive a response within one hour and urgent matters within thirty minutes during business hours, which run Monday through Friday from 9:00 AM to 6:00 PM and Saturday from 10:00 AM to 4:00 PM, with Sunday by appointment. Text is the fastest channel.

The Authority Center

Twenty-two domains. Two hundred twenty-nine questions answered.

This page covers West Boca Raton. The Authority Center covers the practice: buyer and seller process, offers and negotiation, condominium due diligence, financing and cost of ownership, inspections, estate and probate sales, and the rest of what Karen has documented in writing.

Visit the Authority Center
Explore the Network

Five more markets, each with its own reference.

East Boca Raton

The coastal and downtown corridor, where pedestrian-friendly geography and beach proximity carry a sustained premium over square footage.

Palm Beach County · ZIP 33432, 33431 Known for: Mizner Park, Royal Palm Place, the A1A beach corridor Visit Site

Central Boca Raton

Established residential neighborhoods between I-95 and Florida's Turnpike, with mature landscaping and roughly fifteen minutes to the beach.

Palm Beach County · ZIP 33486, 33433, 33434 Known for: Town Center at Boca Raton, the St. Andrews Boulevard corridor, Boca Pointe Visit Site

Highland Beach

A barrier-island town between the Atlantic and the Intracoastal with almost no commercial development by design, and a market driven building by building.

Palm Beach County · ZIP 33487 Known for: Bel Lido Isle, Boca Highlands, the town's own reverse osmosis water plant Visit Site

Delray Beach

A coastal downtown with an arts and dining identity, plus Intracoastal neighborhoods and established country club communities to the west.

Palm Beach County · ZIP 33483, 33444 Known for: Atlantic Avenue, Pineapple Grove Arts District, the Morikami Museum and Japanese Gardens Visit Site

Boynton Beach

Palm Beach County's deepest active-adult market, split between a redeveloping marina district and the Lyons Road corridor.

Palm Beach County · ZIP 33435, 33436 Known for: Boynton Harbor Marina, the Valencia communities, Green Cay Nature Center Visit Site

Karen Anderson Authority Center

Twenty-two domains and 229 questions covering the full arc of buying and selling in South Florida's coastal markets, from first consultation through closing and beyond. Every site in this network points back to it.

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Contact

Ask for the address-level read.

A ZIP-code median cannot price your street, your lot, or your association's reserve position. That takes a conversation. Text is the fastest way to start one.

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561.542.4240

Compass Florida, LLC
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Compass Florida, LLC
Office

101 N. Federal Highway, Floor 5
Boca Raton, FL 33432

Compass Florida, LLC
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