Boca Raton neighbourhoods for a 2027 move: housing, beaches and transit
Last updated: 2 November 2026
Boca Raton's ZIP code areas range from large apartment buildings to mostly detached houses. U.S. Census Bureau estimates for 2020–2024 put buildings of 20 or more units at 62.3 per cent of homes in ZIP code 33432 and detached houses at 59.5 per cent in 33486. Le Strand compares each area against your family's home brief.
Request a Private Landing ConsultationHow do Boca Raton's ZIP code areas compare?
The table covers the seven ZIP Code Tabulation Areas that overlap the city of Boca Raton in the Census Bureau's 2020 ZCTA-to-place relationship file, with the share of each area's land inside the city. Figures are American Community Survey 2020–2024 five-year estimates, checked 30 October 2026.
| Area | Land inside the city | Housing units | Owner-occupied | Detached houses | Buildings of 20+ units | Four or more bedrooms | Median year built | Median value | Average commute |
|---|---|---|---|---|---|---|---|---|---|
| ZIP 33431 | 100% | 9,181 | 65.5% | 39.7% | 38.2% | 16.3% | 1981 | $640,700 | 21.0 min |
| ZIP 33432 | 100% | 14,368 | 59.0% | 22.5% | 62.3% | 15.3% | 1980 | $1,052,700 | 22.0 min |
| ZIP 33486 | 100% | 9,757 | 72.5% | 59.5% | 15.0% | 23.7% | 1977 | $664,100 | 21.2 min |
| ZIP 33487 | 70.8% | 13,788 | 73.2% | 27.6% | 49.1% | 12.6% | 1984 | $632,100 | 21.4 min |
| ZIP 33496 | 34.9% | 12,244 | 83.5% | 56.8% | 3.5% | 31.4% | 1991 | $708,300 | 24.0 min |
| ZIP 33434 | 20.1% | 13,561 | 78.2% | 29.0% | 46.3% | 14.0% | 1983 | $412,900 | 22.9 min |
| ZIP 33433 | 11.0% | 22,813 | 69.3% | 33.8% | 16.9% | 13.5% | 1985 | $469,100 | 22.5 min |
| Boca Raton (city) | Whole city | 49,128 | 65.7% | 41.7% | 36.7% | 19.6% | 1983 | $722,700 | 21.2 min |
| Palm Beach County | Whole county | 719,463 | 70.1% | 45.5% | 19.1% | 16.2% | 1986 | $447,300 | 26.5 min |
Owner-occupied is the share of occupied homes; the housing-type and bedroom columns are shares of all housing units. Average commute is aggregate travel time divided by workers travelling to work (tables B25001, B25003, B25024, B25035, B25041, B25077, B08013 and B08303). ZIP code 33431 includes Spanish River Park and the Tri-Rail station on Yamato Road, and ZIP code 33432 includes Red Reef Park on North Ocean Boulevard.
Which Boca Raton areas have the most detached houses?
ZIP code 33486 has the highest detached-house share of the three areas wholly inside the city, at 59.5 per cent. ZIP code 33496, with 34.9 per cent of its land inside the city, records 56.8 per cent detached houses and the largest share of four-bedroom homes in the table, at 31.4 per cent.
Its median year built of 1991 makes ZIP code 33496 the newest housing in the table, against 1983 for the city as a whole. Le Strand reads those figures alongside each residence's permit and inspection records, its FEMA flood zone and its windstorm and flood insurance quotes, so the family compares the full cost of carrying each home.
Where are Boca Raton's beach parks?
The City of Boca Raton runs three beach parks: Spanish River Park, Red Reef Park and South Beach Park. Spanish River Park, at 3001 N Ocean Blvd in ZIP code 33431, covers 94.4 acres and is a Blue Flag award winner. Red Reef Park is at 1400 N Ocean Blvd in ZIP code 33432.
The city lists beach access, the Intracoastal, open green spaces, walking trails, a canoe and kayak launch and a playground at Spanish River Park, and a boardwalk, beach and snorkelling at Red Reef Park. Parking at both runs on an annual recreation permit or a daily rate.
How does Tri-Rail connect Boca Raton?
The South Florida Regional Transportation Authority places Tri-Rail's Boca Raton station at 680 Yamato Road, ZIP code 33431, with free parking for commuters and connections to Palm Tran bus routes 2 and 94. The authority's station list runs from Mangonia Park through Boca Raton to Miami Airport and MiamiCentral.
The American Community Survey gives the city an average one-way commute of 21.2 minutes, against 26.5 minutes for Palm Beach County. Le Strand times each shortlisted address against the family's real work and school journeys.
Which 2027 dates matter when choosing a Boca Raton area?
The School District of Palm Beach County takes 2027–2028 choice applications from 8 October to 4 December 2026, open to future residents of the county, and runs a Controlled Open Enrollment window from 1 to 5 March 2027. Its choice booklet adds two later dates:
- Lottery assignment notices: 15 to 26 February 2027.
- Late applications: 15 to 19 February 2027.
Section 196.011 of the Florida Statutes (2025) asks owners holding title on 1 January to file property tax exemption applications with the county property appraiser on or before 1 March. Families buying a home plan any homestead exemption filing alongside the purchase and the insurance quotes. Independent tax advisers deliver the advice; Le Strand coordinates it into the Landing Plan. See Palm Beach County School Choice deadlines for 2027–28, Miami school admissions for 2027–28 and the International Families Guide, with its one-page PDF.
Serena Orgin is the founder and principal of Le Strand. Le Strand serves families in Miami-Dade, Broward and Palm Beach counties, including Boca Raton. See the Boca Raton briefing and Palm Beach Private Landing.
Boca Raton neighbourhoods: questions and answers
Which Boca Raton ZIP code has the most homes in large buildings?
ZIP code 33432. In the Census Bureau's American Community Survey 2020–2024 estimates, buildings of 20 or more units hold 62.3 per cent of its homes, and its median owner-occupied value is $1,052,700, the highest of the seven ZIP code areas that overlap the city of Boca Raton.
Where is the Tri-Rail station in Boca Raton?
The South Florida Regional Transportation Authority places Tri-Rail's Boca Raton station at 680 Yamato Road, ZIP code 33431, with free parking for commuters and connections to Palm Tran bus routes 2 and 94. Its station list runs from Mangonia Park through Boca Raton to Miami Airport and MiamiCentral.
When do Palm Beach County choice applications for 2027–28 close?
On 4 December 2026, the final deadline for every programme. The School District of Palm Beach County opened applications on 8 October 2026, accepts future residents of the county and sends lottery notices between 15 and 26 February 2027. Late applications are accepted from 15 to 19 February 2027, and Controlled Open Enrollment runs from 1 to 5 March 2027.
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Related: Boca Raton briefing · Palm Beach Private Landing · Miami school admissions for 2027–28 · International Families Guide · The Landing Plan
Sources (checked 30 October 2026): U.S. Census Bureau, American Community Survey 2020–2024 5-year tables B25001, B25003, B25024, B25035, B25041, B25077, B08013, B08303; Census Bureau, 2020 ZCTA to place relationship file; City of Boca Raton, Beaches, Spanish River Park and Red Reef Park; South Florida Regional Transportation Authority, Boca Raton station; School District of Palm Beach County, School Choice and 2027–2028 Choice booklet; Florida Statutes (2025) s. 196.011; Le Strand, About.