Highland Beach, Florida
The complete guide to living on this quiet barrier island between Boca Raton and Delray Beach — pricing, condo buildings, flood zones, schools, and lifestyle.
What Highland Beach Really Is — And Who It's For
Highland Beach is one of South Florida's best-kept secrets — a small, quiet barrier island town of roughly 4,300 residents tucked between Delray Beach to the north and Boca Raton to the south. It spans just 1.3 miles of land, with the Atlantic Ocean on one side and the Intracoastal Waterway on the other. There's no commercial district, no shopping centers, no restaurants, and no nightlife within town limits. That's not a limitation — it's the entire point.
I've helped buyers find homes in Highland Beach at every price point, from $300,000 condos to multi-million-dollar Intracoastal estates, and the thing that surprises most people is the range of options. You don't need five million dollars to own waterfront on this barrier island. You need to understand the market, know the buildings, and have a clear picture of what you're getting — flood insurance, HOA fees, and all.
This guide is everything I tell my clients before they buy in Highland Beach. It's comprehensive, it's honest, and it's designed to give you a real understanding of what daily life looks like on this island — not just the marketing version.
The A1A Corridor: Ocean on One Side, Intracoastal on the Other
State Road A1A runs through the center of Highland Beach like a spine, connecting the town north to Delray Beach and south to Boca Raton. The island is so narrow that you can stand on A1A and see both the ocean and the Intracoastal — in some spots, it's literally a two-minute walk from one body of water to the other.
The ocean side (east of A1A) is where you'll find the high-rise condominium towers — Toscana, Highland Beach Club, 45 Ocean, and others. These buildings sit directly on or steps from the sand, with beach access as the primary draw. The Intracoastal side (west of A1A) is home to a mix of condo buildings, townhomes, and single-family waterfront homes with private docks.
The town covers just 0.537 square miles of land area, with about 2.8 miles of oceanfront. There are no through-traffic arteries, no commercial corridors, and very few places where you'd experience anything resembling congestion. It's residential by design, and that's what makes it work.
Ocean Side (East of A1A)
High-rise and mid-rise condominium towers, direct beach access, ocean views. This is where you'll find Toscana, Highland Beach Club, Briza on the Ocean, and 45 Ocean. Properties here command premiums for the beach proximity, but HOA fees reflect the coastal exposure and building maintenance costs.
Intracoastal Side (West of A1A)
A mix of condo buildings, townhome communities, and single-family waterfront homes with private dockage. Boca Highlands, Seagate of Highland, and most of the single-family homes are here. Deep-water access makes this the boater's choice, and prices are often more accessible than comparable Boca Raton waterfront.
Connectivity
A1A connects directly to Delray Beach (5 minutes north to Atlantic Avenue) and Boca Raton (10 minutes south to Mizner Park). I-95 is accessible via the mainland side, and Palm Beach International Airport is roughly 30 minutes away. You're isolated by design but never far from anything.
What You Get at Every Price Point
Highland Beach has more price diversity than most people expect from a barrier island. Here's what your budget actually gets you — and what it doesn't.
Entry-Level Condo
$300K–$400K
A one-bedroom or small two-bedroom condo in an older mid-rise building, typically 1970s–1990s construction. These units are often on the Intracoastal side or set back from the ocean, with community pools and basic amenities. They may need cosmetic updating but offer genuine barrier-island living at a price point that shocks most people.
Mid-Range Condo
$500K–$800K
A renovated two-bedroom condo in a well-maintained building, sometimes with partial ocean views or direct Intracoastal frontage. At this price you can find impact windows, updated kitchens and baths, and buildings with stronger reserve funds and more amenities. This is the sweet spot for seasonal buyers who want a turnkey island retreat.
Premium Condo / Townhome
$800K–$1.5M
A large two- or three-bedroom unit in a premier oceanfront tower, or a townhome with more space and privacy. These properties often feature panoramic ocean or Intracoastal views, modern designer finishes, and access to resort-level amenities. Buildings like Toscana and Briza on the Ocean compete at this tier.
Single-Family Waterfront
$1.5M–$5M+
A single-family home on the Intracoastal with private dockage, or a rare oceanfront estate. These properties offer the full Highland Beach lifestyle — deep-water access for your boat, a private backyard, and the kind of exclusivity that comes with owning a house on a barrier island with no commercial development. Ocean-to-Intracoastal estates command the highest prices.
Entry-Level Condo
$300K–$400K
A one-bedroom or small two-bedroom condo in an older mid-rise building, typically 1970s–1990s construction. These units are often on the Intracoastal side or set back from the ocean, with community pools and basic amenities. They may need cosmetic updating but offer genuine barrier-island living at a price point that shocks most people.
Mid-Range Condo
$500K–$800K
A renovated two-bedroom condo in a well-maintained building, sometimes with partial ocean views or direct Intracoastal frontage. At this price you can find impact windows, updated kitchens and baths, and buildings with stronger reserve funds and more amenities. This is the sweet spot for seasonal buyers who want a turnkey island retreat.
Premium Condo / Townhome
$800K–$1.5M
A large two- or three-bedroom unit in a premier oceanfront tower, or a townhome with more space and privacy. These properties often feature panoramic ocean or Intracoastal views, modern designer finishes, and access to resort-level amenities. Buildings like Toscana and Briza on the Ocean compete at this tier.
Single-Family Waterfront
$1.5M–$5M+
A single-family home on the Intracoastal with private dockage, or a rare oceanfront estate. These properties offer the full Highland Beach lifestyle — deep-water access for your boat, a private backyard, and the kind of exclusivity that comes with owning a house on a barrier island with no commercial development. Ocean-to-Intracoastal estates command the highest prices.
Quiet, Residential, and That's the Appeal
Highland Beach has no commercial district, no nightlife, and no shopping centers. There's no grocery store, no pharmacy, and no coffee shop within town limits. You drive to Delray Beach for Atlantic Avenue's restaurants, or south to Boca Raton for Mizner Park and the Town Center. That's the reality — and for the people who live here, it's exactly why they chose this island.
The population swells from roughly 4,300 full-time residents to significantly more during Season (December through April), when seasonal and snowbird residents return. Even during peak season, though, Highland Beach never feels crowded — there's simply not enough commercial activity or through-traffic to generate the congestion you'd find in neighboring communities.
Day-to-day life here revolves around the water. Residents walk or bike to the beach, take their boats out from private docks, and enjoy a pace of life that's genuinely slower than what you'll find five minutes north or south. If you're looking for energy, restaurants at your doorstep, and a walkable downtown — this isn't it. If you want peace, privacy, and barrier-island serenity — this is the real deal.
Who Lives Here
Retirees & Empty Nesters
The largest demographic. People who've earned their peace and want a maintenance-free waterfront home with easy access to culture and dining in nearby cities.
Seasonal Residents & Snowbirds
A significant portion of Highland Beach properties are occupied seasonally. These owners use the island as a winter retreat — locking up and heading north in the summer.
Boating Enthusiasts
The Intracoastal side offers dockable waterfront at prices that undercut Boca Raton by 30–50%. Deep-water access with no fixed bridges makes it practical for mid-size and larger vessels.
Remote Workers Seeking Tranquility
A growing segment. People who work from home and chose Highland Beach for the distraction-free environment — ocean views, no traffic, no noise.
The Major Condo Buildings — Names, HOA Fees & What's Included
A significant portion of Highland Beach's housing stock is condominiums. HOA fees are a critical factor in your total cost of ownership — and they vary dramatically by building. Here are the major ones.
Toscana
OceanfrontMediterranean-inspired luxury with ocean and Intracoastal views, resort-style pool, private beach access, and fitness center. One of the most recognized addresses in Highland Beach.
Highland Beach Club
OceanfrontA gated, resort-style beachfront community with a relaxed atmosphere. Known for having one of the more reasonable HOA fee structures relative to the amenities offered.
Seagate of Highland
Intracoastal · 55+An age-restricted community on the Intracoastal with dockable water, tropical grounds, and a quieter residential feel. Popular with retirees and seasonal residents.
Boca Highlands
Intracoastal · GatedA gated community comprising several buildings (Braemar Isle, Dalton Place, Aberdeen Arms, and others) with access to a private Beach Club. More residential and spread out than the oceanfront towers.
45 Ocean
OceanfrontA boutique oceanfront building with larger floor plans and a more intimate feel than the larger towers. Popular with buyers who want oceanfront living without the resort-hotel atmosphere.
Critical Due Diligence for Condo Buyers
Florida's post-Surfside legislation requires condo buildings to conduct structural inspections and fund reserves. In Highland Beach's coastal environment — salt air, ocean exposure, aging concrete — this has led to significant special assessments in some older buildings. Before making an offer on any condo, I always advise clients to review the association's reserve study, financial statements, pending assessments, and building inspection reports. This is where deals are won or lost.
How Accessible Is the Beach, Really?
Highland Beach has about 2.8 miles of Atlantic Ocean frontage, and the beach is one of the most peaceful stretches in Palm Beach County. Here's why: the town has no commercial development along the shore, and public parking is extremely limited. There are no beachside restaurants, no boardwalks, and no rental stands competing for space. That means fewer crowds, less noise, and a shoreline that feels genuinely natural.
Public beach access points are located at several locations along A1A, maintained by the town. These are typically small access paths between buildings — not large parking lots. If you're visiting, be prepared to park on the street (where permitted) or walk from a nearby area. For residents in oceanfront condos, private beach access is the norm — most towers maintain gated pathways directly to the sand.
The beach itself is wide and clean, with consistent sand quality and gentle wave conditions. Sea turtle nesting season (March through October) means restricted lighting on the ocean side during nesting months — a minor adjustment for residents, but an important environmental protection that the town enforces strictly.
For boaters, the Intracoastal side provides a completely different waterfront experience: calm water, private docks, and direct access to the Intracoastal Waterway's protected navigation channel. Deep-water access is available throughout the Intracoastal portion of the town.
Small-Town Feel, Well-Maintained Infrastructure
Low Crime Rate
Highland Beach consistently reports one of the lowest crime rates in Palm Beach County. The town has its own police department, and the barrier-island geography naturally limits access and transient activity. It's one of the safest communities in the region.
Town Maintenance
The town maintains its roads, seawalls, beach access points, and common areas to a high standard. Property values benefit from the proactive approach to infrastructure — seawall repairs, road resurfacing, and beach renourishment are ongoing priorities.
Government & Services
Highland Beach operates its own town hall, police department, and public works. Palm Beach County Fire Rescue provides fire and EMS services. The town has strict building codes and zoning regulations designed to preserve the residential character.
Schools Serving Highland Beach
Highland Beach is zoned within the Palm Beach County School District, and Highland Beach addresses are served by Boca Raton-area public schools — a meaningful advantage over some neighboring communities.
Public Schools
J.C. Mitchell Elementary
7/10Serves Highland Beach addresses; Boca Raton-zoned, well-regarded for a public elementary
Boca Raton Community Middle
7/10Most common middle school for Highland Beach students; strong academics
Boca Raton Community High
7/10Serves Highland Beach; offers AP/IB programs and strong athletics
Private & Independent Schools
Advent Lutheran School
A (Niche)PK–8, located in Boca Raton; faith-based with small class sizes
Grandview Preparatory School
A (Niche)PK–12, Boca Raton; college-prep with emphasis on individual attention
American Heritage Schools
A+ (Niche)PK3–12, Palm Beach campus; top-ranked in the county, adjacent area
A note on schools: Highland Beach benefits from being zoned to Boca Raton-area public schools, which generally rate higher than Delray Beach schools. The 7/10 ratings for elementary, middle, and high school are solid for Palm Beach County. For families who prioritize top-rated schools, Highland Beach offers a better fit than most Delray Beach neighborhoods while still providing the barrier-island lifestyle. Palm Beach County schools also offer school bus transportation for Highland Beach students.
The Best of Both Downtowns — Without Living in Either
Delray Beach — 5 Minutes North
Atlantic Avenue, Pineapple Grove, Atlantic Dunes ParkAtlantic Avenue is one of the most vibrant downtown strips in all of South Florida — over 100 restaurants, bars, boutiques, and galleries within walking distance of the beach. From Highland Beach, you can be parking on Atlantic Avenue in under five minutes. It's where most Highland Beach residents go for dinner, nightlife, shopping, and the farmers market.
Pineapple Grove Arts District adds murals, independent cafes, and a creative energy. The Atlantic Avenue beaches (Atlantic Dunes Park, Delray Municipal Beach) are among the best-maintained in the county. Highland Beach residents enjoy all of this without living in the traffic and noise.
Boca Raton — 10 Minutes South
Mizner Park, Town Center, Royal Palm PlaceBoca Raton offers a different kind of dining and shopping experience — more polished, more upscale, centered around Mizner Park and the Town Center at Boca Raton. World-class restaurants, luxury retailers, and cultural venues (the Boca Raton Museum of Art, the Boca Raton Resort) are all within a 10–15 minute drive.
For Highland Beach residents, Boca Raton also provides the nearest grocery stores (Publix, Whole Foods), pharmacies, medical facilities, and major retail. It's the practical downtown for daily needs, while Delray Beach serves as the social and entertainment hub.
The Flood Zone Reality — Read This Before You Buy
This is the section every buyer needs to read. Highland Beach is a barrier island, and most properties fall within FEMA Special Flood Hazard Areas. Flood insurance is virtually mandatory here, and it's a significant cost factor that many buyers underestimate.
Most properties are in Zone AE (subject to the 1% annual chance flood) or Zone VE (coastal high-hazard areas with wave action). The VE designation applies to properties closest to the ocean and Intracoastal, and it comes with substantially higher premiums and stricter building code requirements.
Zone AE (High Risk)
Standard high-risk flood zone. Flood insurance is required with federally backed mortgages. Annual premiums typically range from $2,000 to $5,000+, depending on elevation, foundation, and coverage amount.
Zone VE (Coastal High Hazard)
Applied to properties closest to the coast where wave action is a factor. Premiums are significantly higher — often $5,000 to $10,000+ annually. Stricter building code requirements apply.
What I Tell My Clients
Always get a flood insurance quote before making an offer. Highland Beach does not currently offer FEMA flood insurance discounts, which means premiums are at full rate. The difference between Zone AE and Zone VE can mean thousands of dollars per year. I also check the property's Elevation Certificate — a higher finished floor elevation can meaningfully reduce your premium. And remember: FEMA's Risk Rating 2.0 methodology means premiums are now individualized, so two units in the same building can have very different insurance costs. I budget this into every client's total cost of ownership analysis.
Highland Beach as an Investment
Highland Beach benefits from the same supply constraint that protects values across South Florida's barrier islands — you simply cannot build more land between the ocean and the Intracoastal. But Highland Beach has an additional advantage: its relative affordability compared to Boca Raton and Gulf Stream means there's more buyer demand at its price points.
For rental income, Highland Beach properties perform well in both seasonal and annual rental markets. The seasonal rental market is particularly strong — snowbirds and vacationers pay premium rates for beachfront condos from November through April. Annual rental demand is driven by the area's desirability and proximity to employment centers.
The appreciation story is solid. Highland Beach's median sale price has tracked upward steadily, and properties on the ocean side and with Intracoastal dockage have shown the strongest gains. For investors with a buy-and-hold strategy and a 5–10 year horizon, the fundamentals are strong.
Appreciation & Value Retention
- Steady appreciation over the past 5 years, with strongest gains in 2022
- Barrier-island supply constraint protects long-term values
- More accessible entry prices than Gulf Stream or Boca waterfront
- Oceanfront and dockable properties hold value best
Rental Income Potential
- Strong seasonal rental demand (Nov–Apr premium rates)
- Annual rentals: 2-bed condos command $3,000–$4,500/month
- Check HOA rental restrictions before buying — some buildings limit rentals
- Cash-on-cash returns typically 2–5% depending on leverage and HOA costs
Key caveat: Always factor in HOA fees and flood insurance when calculating rental returns. A condo with a $1,200/month HOA and $4,000/year flood insurance has significantly different net income than one with a $600/month HOA and $2,000/year flood insurance. I model the full picture for my investor clients before they commit.
Highland Beach vs. Delray Beach vs. Boca Raton
When my clients are deciding between these three, here's the honest comparison I walk them through. Each has genuine strengths — the right choice depends on what you actually want from daily life.
| Factor | Highland Beach | Delray Beach | Boca Raton |
|---|---|---|---|
| Vibe | Quiet, residential, no commercial district — the appeal is the peace | Vibrant downtown, Atlantic Avenue restaurants and nightlife | Upscale, polished, family-oriented with world-class shopping |
| Walkability | Low — car-dependent within town, but beach is walkable | High — Atlantic Ave, Pineapple Grove, and beach all walkable | Moderate — Mizner Park and Town Center are walkable pockets |
| Waterfront Entry Price | Condos from $300K; SFH from $1M | Condos from $400K; waterfront SFH from $1.5M | Condos from $600K; waterfront SFH from $2M+ |
| Schools | Good (7/10 range); Boca Raton-zoned public schools | Mixed (5/10 range); some strong private options | Excellent (8–9/10); top-rated public and private schools |
| Nightlife & Dining | None in town — drive 5 min to Delray or 10 to Boca | Exceptional — 100+ restaurants on Atlantic Ave alone | Excellent — Mizner Park, Royal Palm Place, Town Center |
| Beach Crowds | Minimal — limited parking keeps it quiet | Moderate to high, especially during Season | Moderate — some stretches are quieter, others busy |
Vibe
Quiet, residential, no commercial district — the appeal is the peace
Vibrant downtown, Atlantic Avenue restaurants and nightlife
Upscale, polished, family-oriented with world-class shopping
Walkability
Low — car-dependent within town, but beach is walkable
High — Atlantic Ave, Pineapple Grove, and beach all walkable
Moderate — Mizner Park and Town Center are walkable pockets
Waterfront Entry Price
Condos from $300K; SFH from $1M
Condos from $400K; waterfront SFH from $1.5M
Condos from $600K; waterfront SFH from $2M+
Schools
Good (7/10 range); Boca Raton-zoned public schools
Mixed (5/10 range); some strong private options
Excellent (8–9/10); top-rated public and private schools
Nightlife & Dining
None in town — drive 5 min to Delray or 10 to Boca
Exceptional — 100+ restaurants on Atlantic Ave alone
Excellent — Mizner Park, Royal Palm Place, Town Center
Beach Crowds
Minimal — limited parking keeps it quiet
Moderate to high, especially during Season
Moderate — some stretches are quieter, others busy
Pros & Cons of Living in Highland Beach
I believe in being honest with my clients. Here's the full picture — the good and the challenging.
Pros
- Barrier island living with the ocean on one side and the Intracoastal on the other — nearly every property is close to the water
- No commercial zoning means no traffic, no nightlife noise, and a genuinely peaceful residential atmosphere
- Significantly more affordable waterfront access than Boca Raton or Gulf Stream
- Prime location between Delray Beach (5 minutes north) and Boca Raton (10 minutes south) — both downtowns are at your fingertips
- Low crime rate and well-maintained town infrastructure with a small-town feel
- Uncrowded beaches — limited public parking and no commercial development keep the shoreline peaceful
- Strong rental potential and steady appreciation on a supply-constrained barrier island
Cons
- Flood insurance is a significant cost — most properties fall in FEMA Zone AE or VE, with annual premiums from $2,000 to $10,000+
- No commercial district means no walkable restaurants, shops, or grocery stores within town limits — you drive for everything
- Condo HOA fees are substantial, especially in oceanfront buildings like Toscana ($2,100–$2,400/month combined)
- Post-Surfside legislation means older condo buildings face mandatory structural inspections and potential special assessments
- Seasonal population swells in winter, bringing more traffic on A1A — though nothing like the congestion in Delray or Boca
- Limited dining and entertainment options within the immediate area — you're dependent on nearby Delray Beach and Boca Raton
- Not ideal for families who prioritize walkability, nightlife, or a vibrant downtown scene
What I Tell My Clients About Highland Beach
"Highland Beach is for people who know what they want — and what they want is peace. It's not for everyone, and I'm upfront about that. If you need to walk to a restaurant, this isn't your neighborhood. But if you want to wake up to the sound of the ocean, take your boat out from your backyard, and come home to a place that feels like a permanent vacation — this is one of the best values on the entire Gold Coast."
"The thing that surprises most buyers is the price range. You can get into a Highland Beach condo for $300,000 — that's barrier-island living on the Atlantic Ocean for less than a single-family home in many mainland neighborhoods. Yes, the HOA fees are real. Yes, flood insurance is expensive. But when you factor in the total lifestyle — the beach, the water, the tranquility, and the proximity to Delray and Boca — it's hard to beat."
"I always tell my clients: know what you're buying. Review the condo reserves, get the flood insurance quote, understand the building's inspection history. The details matter here, and that's exactly what I'm here for. The clients who are happiest in Highland Beach are the ones who chose it for the right reasons — and understood the trade-offs."
Frequently Asked Questions
What exactly is Highland Beach, Florida?
How much does a condo cost in Highland Beach?
Is Highland Beach a good investment?
What flood zone is Highland Beach in?
What schools serve Highland Beach?
Highland Beach vs. Delray Beach — when should I choose each?
Can I walk to the beach from Highland Beach?
Is Highland Beach good for retirees?
Interested in Highland Beach?
Whether you're buying, selling, or just exploring the market, I'd love to help you navigate Highland Beach. Tell me what you're looking for and I'll get back to you with personalized insights.
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