Flagship homeowner's guide
Living in Palm Beach & Broward Counties, FL (2026): Homeowner's Guide
Palm Beach and Broward Counties are where everyday buyers actually land in South Florida: the $250,000 to $600,000 range is alive here, in Boynton Beach condos, Delray Beach townhomes and Deerfield Beach starter homes. This guide covers what it really costs, where the schools and commutes work, which towns fit which budgets, and the honest trade-offs nobody puts in the brochure.
Ryan Parker
Realtor · Coldwell Banker Realty
First things first
South Florida at a glance
The two counties side by side, so you can grab the essentials without digging through spreadsheets. Every figure below is sourced and dated on this page. Read the market snapshot table for full citations.
Palm Beach County
Southwest of the line- Median home price
- $538,000Redfin, 3 months ending mid-2026 (up 1.6% YoY)
- Typical price per sq ft
- $313Redfin, 3 months ending mid-2026 (up 2.0% YoY)
- Average days on market
- 80 daysRedfin, mid-2026 (down from 85 a year earlier)
- Commute notes
- Delray → Boca ~15 min; Delray → West Palm ~25 min; Delray → Miami ~55-65 min (light traffic)
- Flood & insurance notes
- Large coastal AE flood zones; avg homeowners insurance ~$6,351-$6,614/yr (OIR 2024-25); flood ~$1,300-$2,000 inland, $2,000-$3,500 coastal
- Property tax notes
- Combined millage ~18.72 mills (~1.87% of taxable value); homestead exemption up to $51,411 (2026)
Broward County
Just south, just denser- Median home price
- $468,000Redfin, 3 months ending Aug 2026 (up 5.3% YoY)
- Typical price per sq ft
- $308Redfin, 3 months ending Aug 2026 (up 4.6% YoY)
- Average days on market
- 85 daysRedfin, Aug 2026 (down from 105 a year earlier)
- Commute notes
- Boca → Fort Lauderdale ~31-34 min; Fort Lauderdale → Miami ~30 min; FLL is 30-35 min from the county's north end
- Flood & insurance notes
- Extensive coastal AE flood zones; avg homeowners insurance ~$6,112-$6,291/yr (OIR 2024-25); flood ~$1,400-$2,200/yr typical
- Property tax notes
- Combined millage ~19.84 mills (~1.98% of taxable value); homestead exemption up to $51,411 (2026)
Sources & time windows: Redfin housing-market pages for Palm Beach County and Broward County (three-month rolling sale data, June-August 2026); Florida Office of Insurance Regulation county average premium data (March 2024 to March 2025, reported Feb 2025); Florida Agency for Health Care Administration data via news reporting; millage figures for tax year 2025-26 from the county budget offices and tax-rate summaries cited in the cost-of-living section below. "Days on market" and price-per-square-foot are countywide averages that mix condos, townhomes and single-family homes.
Housing market
Market snapshot, side by side
One table, both counties, the five numbers buyers and sellers actually use. All figures are countywide and mix property types; single-family and condo trends often diverge, so a separate line for each is included where the data allows.
| Metric | Palm Beach County | Broward County |
|---|---|---|
| Median sale price | $538,000 (Redfin, +1.6% YoY) | $468,000 (Redfin, +5.3% YoY) |
| Median price per sq ft | $313 (Redfin, +2.0% YoY) | $308 (Redfin, +4.6% YoY) |
| Average days on market | 80 days (down from 85) | 85 days (down from 105) |
| Inventory trend (2026) | Active listings down ~20% YoY; ~10,115 listings (Aug 2026) | Active listings down ~17% YoY; ~13,679 listings (Aug 2026) |
| Months of supply | ~4.2 months single-family; ~7.6 months condos | ~4.1 months single-family; ~10 months condos |
| Zillow average home value | $471,499 (May 2026, down 2.1% YoY) | $423,492 (Aug 2026, down 2.1% YoY) |
Sources & dates: Redfin county housing-market pages (three-month rolling sale data through June-August 2026) for medians, price per sq ft and days on market; MIAMI Realtors market reports (July and September 2026) and FRED active-listing counts for inventory; Palm Beach Pro Real Estate county market reports (August-September 2026) for months of supply by property type; Zillow Home Values Index for average home value.
What the table means for the $250K-$600K buyer: the affordable inventory is concentrated in condos and townhomes plus older single-family homes in Boynton Beach, Lake Worth Beach, western Delray and Deerfield Beach. In both counties, condo supply clearly favors buyers while single-family supply favors sellers. Prices are stabilizing after the 2025 cooldown, not falling off a cliff.
Run the numbers with a local agent
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Getting around
Commutes & access to the places that matter
Drive times below are free-flow, no-traffic figures from Delray Beach, which sits on the coast roughly between the two counties' biggest job centers. Add 30 to 60 minutes on I-95 during rush hour, and remember Tri-Rail and Brightline run along the corridor for some trips.
| Route | Typical drive time (light traffic) | Notes |
|---|---|---|
| Delray Beach → Downtown West Palm Beach | About 25 minutes | County seat, Brightline, government & hospital jobs; ~21 miles |
| Delray Beach → Boca Raton | About 15 minutes | Mizner Park and FAU area; ~11 miles; the county's biggest corporate hub |
| Boca Raton → Fort Lauderdale | About 31-34 minutes | Broward's downtown, AutoNation and tech employers; ~21 miles |
| Delray Beach → Fort Lauderdale | About 30 minutes (estimate) | ~25 miles; rush hour is the wildcard |
| Delray Beach → Downtown Miami | About 55-65 minutes | ~53 miles; a real commute, but the turnpike helps off-peak |
| Boca Raton → Downtown Miami | About 45 minutes (estimate) | ~40 miles; the southern end of Palm Beach County wins this one |
| Delray Beach → Palm Beach International Airport (PBI) | About 25 minutes (estimate) | Northwest of West Palm Beach; the easy airport for everyday travel |
| Boca Raton → Fort Lauderdale-Hollywood Intl (FLL) | About 34 minutes | Broward's main airport; the county line is only a few miles apart, so FLL works for both |
| Delray Beach → Boca Raton Regional Hospital | About 15 minutes | Baptist Health system; primary hospital for the Boca/Delray area |
| Boca Raton → Delray Medical Center | About 15 minutes | Level I trauma center on Linton Boulevard in Delray Beach |
| Delray Beach → West Palm Beach VA Medical Center | About 25-30 minutes (estimate) | VA hospital in West Palm Beach; matches the West Palm commute |
| Delray Beach → Broward Health Medical Center | About 30-35 minutes (estimate) | Fort Lauderdale; matches the city-to-city drive time |
Sources & method: Confirmed light-traffic drive times from published route calculators (Delray-Boca ~15 min/11 mi; Boca-Fort Lauderdale ~31-34 min/21 mi; Delray-Miami ~55-65 min/53 mi; Boca-FLL ~34 min), and hospital times from the same published sources. Rows marked "estimate" are scaled from city-to-city drive times to the institution's location. Rush-hour reality runs slower, often much slower on I-95 southbound into Miami.
For families
The two school districts, and how to check your address
One district per county, both large, both with school quality that varies by school and by year. The only way to know your child's school is to look up the exact address, so use the official tools below instead of relying on neighborhood reputation.
Palm Beach County
The School District of Palm Beach County is one of the nation's ten largest districts and serves all of Boca Raton, Delray Beach, Boynton Beach, West Palm Beach, Wellington, Jupiter and Palm Beach Gardens. Attendance boundaries are set per address, and the district runs magnet and choice programs across the county.
Broward County
Broward County Public Schools is one of the nation's six largest districts and serves Fort Lauderdale, Pompano Beach, Deerfield Beach, Hollywood, Coral Springs and Plantation. Its "Find My School" tool returns zoned elementary, middle and high schools for any address, and annual boundary maps are published for each school year.
Home-buying advice for school districts: boundaries change and letter grades move, so verify the school for a specific address the same week you make an offer. Districts run busing and magnet programs that can change an assignment, and both counties also have strong charter and private options. I help buyers request the assignment for each address before we write an offer.
For homeowners
The real cost of owning here
Beyond the mortgage, Florida ownership comes with four big line items: property taxes, homeowners insurance, flood insurance where required, and HOA or condo fees. Here is what each one realistically runs in these two counties in 2026. For the full picture, see the homeowners insurance guide and the Florida property tax guide.
Property taxes
Similar in both countiesCombined countywide millage for tax year 2025-26 is about 18.72 mills (~1.87% of taxable value) in Palm Beach County and 19.84 mills (~1.98%) in Broward County. Millage applies to taxable value, not market value. A homesteaded primary residence gets up to a $51,411 exemption in 2026 ($25,000 against all taxes plus an inflation-indexed additional exemption of $26,411 against non-school taxes) and the Save Our Homes cap limits assessed-value growth to the lower of 3% or inflation (2.7% for the 2026 tax year). Non-homesteaded and investment properties lose those protections and tax considerably higher. Look up exact numbers at the Palm Beach County Property Appraiser and the Broward County Property Appraiser.
Homeowners insurance
Highest in the nationFlorida insurance rates are the highest in the country, and South Florida leads the state. Florida Office of Insurance Regulation county averages put Palm Beach County around $6,351-$6,614 a year and Broward around $6,112-$6,291 a year for single-family policies with wind coverage (2024-25 data). Real-world quotes vary wildly with roof age, wind-mitigation features and coverage amount, so shop hard: a new roof credit or mitigation inspection can cut hundreds of dollars. Rates finally look to be stabilizing after several years of double-digit increases.
Flood insurance
Only where required (check your zone)National Flood Insurance Program premiums in Florida average roughly $850-$950 a year, but high-risk coastal zones cost much more: Palm Beach County runs about $1,300-$2,000 inland and $2,000-$3,500 for coastal communities; Broward averages about $1,400-$2,200. Zone AE (Special Flood Hazard Area) properties face mandatory coverage for federally backed mortgages and pay notably higher rates than Zone X. Private flood quotes can undercut NFIP, and your exact elevation determines the price. Full detail in the flood insurance guide.
HOA & condo fees
Rising, especially condosOver 70% of Broward homes sit in an HOA, and gated Palm Beach County communities are common too. Typical ranges in 2026: $150-$400 a month for single-family subdivisions and townhomes, $350-$800+ a month for condos, and substantially more for high-rise buildings with elevators and staff. Condo fees have climbed roughly 40-60% since 2019-22 as post-Surfside reserve and inspection requirements, plus insurance, hit association budgets. Always read the HOA documents and financials before offering. See the HOA fees guide.
Utilities
AC drives the billAir conditioning is the story: a typical single-family home on FPL runs $110-$200 a month, spiking to $200-$270+ in peak summer at roughly 14-16 cents per kWh. Water and sewer add about $55-$80 a month in Palm Beach County and $60-$100 in Broward for a family home. Internet runs $60-$100, and most homes are all-electric, so there is usually no gas bill.
Sources & dates: Millage figures for tax year 2025-26 from the Palm Beach County budget office and Broward County FY2025-26 millage documents, via published county tax summaries; insurance averages from Florida Office of Insurance Regulation county data (March 2024-March 2025, reported February 2025); flood premium ranges from NFIP and 2025-26 insurance rate guides; HOA and condo fee ranges from South Florida property-management benchmarks and published market reports (2025-2026); utility ranges from FPL rate benchmarks and county water utility rate sheets (Broward FY2026 rates effective October 1, 2025).
Pick your town
Town by town, with an honest "best for" label
Fourteen towns across the two counties, each with its own personality and price point. Prices are county-activated medians from the sources noted, so use them as a compass, not a contract. For deeper dives, the linked town pages go block by block.
Palm Beach County towns
Boca Raton
Best for upscale amenities, tech jobs and coastal polishPalm Beach County's southern gateway and most polished city: FAU, a big corporate and tech presence, and quick access to both beach life and the turnpike. It also carries the county's highest price tags.
Median sale price around $675,000 (Redfin city data, August 2026).
Delray Beach
Best for a walkable, artsy downtown and an active social sceneAtlantic Avenue is the heart of it: restaurants, galleries and a lively downtown that punches above its size. West and central Delray still have townhomes and single-family homes in the everyday range, and the beach is minutes away.
Median sale price about $465,000 to $545,000 across 2025-2026 city sales data.
Full Delray Beach guideBoynton Beach
Best for budget-friendly coastal living with real single-family valueThe most affordable coastal option in Palm Beach County and a magnet for first-time buyers: Canyon communities, older single-family neighborhoods and a fast-improving downtown. This is where the $250K-$600K search usually starts.
Median sale price roughly $319,000 to $425,000 across recent city reports.
Full Boynton Beach guideLake Worth Beach
Best for historic, eclectic, walkable coastal characterA denser, more diverse coastal city with National Register historic districts, an Old Town commercial strip and some of the county's most affordable housing. You trade space for character here.
Median property value estimated near $438,000 (RealtyTrac, 2026).
Full Lake Worth Beach guideWest Palm Beach
Best for county-seat jobs, downtown condos and urban energyThe county seat: Brightline and Tri-Rail stops, downtown towers, hospitals and government jobs. Good fit for buyers who want an urban base with quick access to the whole coast.
Median sale price roughly $415,000 to $492,000 across 2026 reports.
Wellington
Best for equestrian lifestyle, country clubs and family-friendly master plansThe self-described equestrian capital of the world, with the Winter Equestrian Festival and polo as winter anchors. Mostly master-planned, suburban and very family-oriented, well inland from the beach.
Average home value around $659,000 (Zillow Home Values Index, 2026).
Jupiter
Best for a coastal, outdoorsy, waterfront lifestyleAt the mouth of the Loxahatchee River: marinas, beaches, golf and gated waterfront communities. More laid-back than Boca, with a strong boating culture. Prices run well above county medians.
Average home value around $699,000 (Zillow, 2026); median sale near $670,000 (Redfin, 2026).
Palm Beach Gardens
Best for golf, gated communities and upscale suburban livingMaster-planned around PGA National and a ring of country clubs. Family-friendly and amenity-rich, but firmly in the luxury half of the market for single-family homes.
Median sale price around $810,000 (Redfin, 2026).
Broward County towns
Pompano Beach
Best for beach-town life with more affordable condos12 miles of beach and a big inventory of condos and townhomes at everyday prices, while the single-family stock runs higher. One of Broward's lowest-cost coastal cities.
Median house about $479,000; median condo about $285,000 (PBP Real Estate, August 2026).
Full Pompano Beach guideFort Lauderdale
Best for urban canals, waterfront living and nightlifeBroward's county seat and the 'Venice of America': a canal system, Las Olas, and a strong tech and corporate presence (AutoNation HQ, Citrix, UKG). The priciest multi-family market in the county.
Median house about $725,000; median condo about $580,000 (PBP Real Estate, August 2026).
Deerfield Beach
Best for the most affordable beach-adjacent condos in BrowardBroward's northernmost coastal city, right below Boca Raton, with the county's most affordable condo stock and a friendly beachfront pier. Often named one of the most affordable beach towns in South Florida.
Median house about $549,500; median condo about $222,000 (PBP Real Estate, 2026).
Full Deerfield Beach guideHollywood
Best for the beach broadwalk and Broward's most diverse neighborhoodsCentered on the Hollywood Beach Broadwalk, with a mix of coastal, mid-century and family neighborhoods along US-1 and west of I-95. Diverse, walkable in spots, and priced between Deerfield and Fort Lauderdale.
Median house about $570,000; median condo about $290,000 (PBP Real Estate, August 2026).
Coral Springs
Best for planned, family-friendly suburbs with strong schoolsA Westinghouse-planned 1960s suburb in northwest Broward, built for families: wide boulevards, parks, and community schools. Single-family prices sit high while condos stay reasonable, the sharpest split in the county.
Median house about $735,000; median condo about $239,500 (PBP Real Estate, 2026).
Plantation
Best for quiet central-suburb living between Fort Lauderdale and MiamiA laid-back, largely residential planned city in central Broward, convenient to I-595, the Sawgrass Expressway and both FLL and Miami commutes. No beachfront, but steady, livable suburban value.
Estimated median home value around $565,000 (RealtyTrac, 2026).
The budget map, pulled together
- $250K-$350K: condos and townhomes in Boynton Beach, Lake Worth Beach, Deerfield Beach and Pompano Beach
- $350K-$500K: first single-family homes in Boynton Beach and western Delray, larger condos in Boca and Deerfield
- $500K-$600K: updated single-family homes in Delray, Boynton and Lighthouse Point, and entry-level Coral Springs and Plantation
No rose-colored glasses
The honest truth about living here
I work here every day, so let me give it to you straight. These are the two columns I actually talk through with buyers and renters at the kitchen table.
What works
- No state income tax. For a $100,000 household that is roughly $4,000-$7,000 a year versus New York or California, the single biggest financial perk of the state.
- Real price diversity. Two counties, 14 towns, prices from $250K condos to seven-figure waterfront: the $250K-$600K buyer has actual choices here, which is rare on a coast.
- Two airports and three rail lines. PBI for easy trips, FLL for everything else, plus Tri-Rail and Brightline up the I-95 corridor.
- Job growth in both counties. FAU, corporate HQs and tech in Boca; AutoNation, Citrix and health systems in Broward; government and healthcare in West Palm Beach.
- Homestead protections. A $51,411 exemption (2026) and the Save Our Homes cap (2.7% for 2026) keep owner-occupied tax bills from exploding.
What to watch
- Insurance is the shocker. Homeowners plus flood coverage can add $8,000-$11,000 a year on a coastal home. Budget it before you shop, not after.
- Traffic and distance. Everything is close until it isn't: the county line is 10 minutes away, but Miami is a real hour-plus, and rush hour on I-95 is a grind.
- Condo fee inflation. Post-Surfside reserve laws and insurance pushed HOA and condo dues up 40-60% over the last few years. Read the association's financials before you fall in love.
- Hurricane season and summer heat. June through November means watching the tropics, and May through October is hot and humid enough that your AC will be your best friend.
- Renters have few protections. If you are buying a place to live, fine. If you are renting first, expect annual increases and competitive lease markets, especially in Fort Lauderdale and coastal Boca.
Straight answers
Frequently asked questions
The questions every out-of-state caller asks me in the first phone call, answered with the same numbers I use.
Is South Florida a good place to live?
For most budgets, yes: Florida has no state income tax, the weather is warm year-round, the beaches are free, and both Palm Beach and Broward counties are adding jobs and residents. The honest trade-offs are expensive homeowners and flood insurance, summer heat and humidity, and real rush-hour traffic on I-95. Budget those three things and South Florida is a very livable, very affordable-by-comparison place.
What are property taxes like in Palm Beach County vs Broward County?
Similar ballpark, with Broward slightly higher. Combined countywide millage runs about 18.72 mills (roughly 1.87% of taxable value) in Palm Beach County and about 19.84 mills (roughly 1.98%) in Broward County for the 2025-26 tax year. Millage is applied to taxable value after exemptions, not full market value. Homesteaded primary residences get up to a $51,411 exemption in 2026 plus the Save Our Homes annual assessment cap (2.7% for 2026). Check the Palm Beach County Property Appraiser (pbcpao.gov) or Broward County Property Appraiser (bcpa.net) for your exact address.
Is the area in a flood zone?
A large share of coastal South Florida sits in FEMA Zone AE, the Special Flood Hazard Area, where flood insurance is mandatory for federally backed mortgages. First Street estimates about 28% of Palm Beach County properties carry measurable flood risk over 30 years. The practical answer: assume you will need flood insurance near the coast and verify your exact address on FEMA's flood map before you fall in love with a house.
What is the most affordable town on the South Florida coast?
Deerfield Beach consistently ranks among the most affordable beach towns in all of South Florida, with median condos around $222,000. In Palm Beach County, Boynton Beach and Lake Worth Beach are the budget standouts, with condos and smaller homes that can still be found under $300,000. Pompano Beach is the other Broward bargain for condo buyers.
How much do I need to earn to buy a home in Palm Beach or Broward?
Using 2026 median prices as a starting point: a $300,000 condo typically costs about $2,300 to $2,700 per month all-in (principal, interest, taxes, insurance and HOA), which usually needs a household income around $85,000 to $95,000 with 5% down. A $450,000 single-family home lands closer to $3,500 to $4,000 per month, needing roughly $110,000 to $130,000 in household income. These are rough planning numbers: a local lender can give you an exact picture in about ten minutes.
Are home prices going up or down in 2026?
Mixed but stabilizing. Redfin shows Palm Beach County median sale prices up 1.6% year-over-year at $538,000 and Broward up 5.3% at $468,000, while Zillow growth indexes have cooled (average values down about 2% in both counties). The bigger story is inventory: active listings are down roughly 17-21% from a year ago, single-family homes sit at about 4 months of supply (slightly seller-friendly) and condos at 7-10 months (buyer-friendly). Prices have flattened, not crashed.
How bad is the traffic in South Florida?
I-95 is the spine and it is genuinely slow at rush hour. Light-traffic times are short, Delray Beach to Boca Raton about 15 minutes and Boca Raton to Fort Lauderdale about 30 minutes, but peak-hour commuting can add 30 to 60 minutes. Pick your neighborhood around your commute, and remember Tri-Rail runs along the I-95 corridor if you want the train option.
Which county should I choose: Palm Beach or Broward?
Palm Beach County leans more suburban and coastal-resort: more land, wider range of prices, equestrian and golf communities to the west, and average combined millage a touch lower. Broward is denser and more urban, with Fort Lauderdale's nightlife, Coral Springs-style family suburbs, and closer proximity to Miami and FLL. Prices are close at the median, so commute and lifestyle usually decide it. Live on the county line, in the Boca/Deerfield/Delray triangle, and you can use both.
Have a question that is not here? Ask Ryan directly or call or text 561-915-8590.
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About the author
Ryan Parker · Realtor · Sales Associate SL3571861 · Coldwell Banker Realty, 1200 N Federal Hwy, Unit 111, Boca Raton, FL 33432
Ryan Parker is a South Florida real estate agent with Coldwell Banker Realty serving Delray Beach, Boca Raton, Highland Beach, Gulf Stream, Boynton Beach and the surrounding coastal communities. He works with everyday buyers and sellers in the $250,000 to $600,000 range, not just the luxury market, and maintains this Home Guide as a free resource: real numbers, no jargon, no pressure. Updated: October 13, 2026.
Keep reading: related guides
The rest of the Home Guide library, all written for the same audience of everyday South Florida buyers and sellers.
Relocating to South Florida
Cost of living, neighborhoods and the full moving picture.
Neighborhoods by Budget
Every community organized by what you can spend.
South Florida Cost of Living 2026
Housing, utilities, insurance and the no-income-tax math.
Florida Property Taxes 2026-2027
Homestead exemption, Save Our Homes and the March 1 deadline.
Hurricane Insurance & Flood Zones
What coastal coverage costs and what your zone means.
First-Time Buyer Guide
Pre-approval to closing, with Florida-specific programs.
Moving to South Florida Checklist
The practical to-do list before the truck arrives.
Affordable Living: Palm Beach County 2026
Where the everyday price range actually lives.
Homeowners Insurance Guide
Coverage, costs and the strategies that actually lower premiums.