Best Neighborhoods in Westlake: A Data-Backed Comparison

The best neighborhoods in Westlake are all new, because Palm Beach County's newest city was farmland only a decade ago. So the choice here is not old versus new. Instead, you pick between townhome sections, gated and non-gated single-family neighborhoods, larger estate homes and one 55+ community. This guide compares them on price, flood exposure, HOA and district costs, schools and commute. Since Westlake is small and still being built, we compare sections and builders rather than long-settled neighborhoods.

Key takeaways

• Westlake became a city on June 22, 2016, Palm Beach County's 39th municipality, on land Minto Communities bought in 2013.
• According to Pure Equity's MLS data as of October 1, 2026, Westlake had 107 active residential listings, a small sample, with a median list price of $749,000.
• Minto built most sections, including the Terraces, the Crossings, the Orchards, the Pines and the Woodlands. Kolter's Cresswind Palm Beach is the city's only 55+ community.
• WLRN reported that Westlake homes carry no CDD fees. The Seminole Improvement District runs the infrastructure.
• The city's 2025 operating millage was 4.60, per the Property Appraiser.

How we compared the best neighborhoods in Westlake

We used the same five criteria for each section of the city.

• Price and home type: townhome, single-family home or larger estate-style home.
• Flood exposure: lake frontage and the FEMA zone for each lot.
• HOA and district costs: neighborhood dues, master association fees and special district charges on the tax bill.
• Schools: assigned by address through the School District of Palm Beach County.
• Commute and errands: distance to Seminole Pratt Whitney Road, Southern Boulevard and Northlake Boulevard.

Since all the homes are recent, roof age and wind protection vary less here than in older cities. Instead, the big differences come from lot size, gates, dues and which phase a home sits in.

How Westlake came to be

The land that became Westlake was citrus grove and farmland inside the Seminole Improvement District, a special district that dates to the early 1970s. In 2013, Minto bought roughly 4,000 acres from Callery-Judge Grove, and the county approved its development order in 2014.

Residents voted in June 2016 to convert the district area into a city, and the City of Westlake became official on June 22, 2016. Minto says its Westlake community covers about 3,800 acres and most of the city, and it is approved for 4,500 homes. By 2024, WLRN reported more than 7,000 residents. Our guide on where Westlake sits in the county covers the location in more detail.

Westlake prices at a glance

According to Pure Equity's MLS data as of October 1, 2026, Westlake had 107 active residential listings. The median list price was $749,000, and the median asking price per square foot was $312. Listings had been active for an average of 94 days. That is a small sample that mixes townhomes and houses, so treat it as a rough guide.

For context, Miami Realtors reported a Palm Beach County single-family median sale price of $650,000 in August 2026. Rentals are limited in Westlake, with 71 active rentals and a median asking rent of $3,899 in the same snapshot. Our Westlake market page shows current listings.

Best neighborhoods in Westlake for a lower entry price: the townhome sections

Townhomes are the most affordable way into the city. The Terraces of Westlake, built by Minto, offers two-story townhomes with three or four bedrooms and two-car garages. When Minto opened the final phase in March 2025, prices started in the mid-$300,000s. Prices change, so check current listings.

The Crossings of Westlake was Minto's first townhome section, with 130 homes of three or four bedrooms, each with a two-car garage. Both options suit first-time buyers, small households and anyone who wants new construction without a large yard. However, read the association documents to see what the dues cover, such as roofs, exteriors or lawn care.

Single-family sections: the Orchards and the first neighborhoods

The Orchards of Westlake opened in 2021 with 358 single-family home sites in its first phase, many with water views, on 50-foot and 65-foot lots. It sits off Town Center Parkway North, just east of the Meadows. Minto's first three neighborhoods, the Hammocks, the Meadows and the Groves, sold out years ago, so homes there now come up only as resales.

These sections suit families who want a yard and newer systems. Ask the listing agent whether a home sits behind a gate, since that differs by section. Lots back to lakes in many spots, so check the flood zone for each address. Also confirm which phase a home sits in, because amenities and sidewalks can open in stages.

Best neighborhoods in Westlake behind a gate: the Woodlands and the Pines

For a controlled entry, buyers often look at the Woodlands of Westlake and the Pines of Westlake. Minto describes the Woodlands as a small gated section of 164 home sites at build out, north of the Orchards, with single-family and estate homes of two to six bedrooms, many on water-view lots. The Pines is also gated. It is planned for 446 home sites off Town Center Parkway, next to Golden Grove Elementary School, with homes of two to six bedrooms.

Gated sections usually charge higher dues, and lots can be similar in size to the non-gated areas. So compare the full monthly cost and ask exactly what the gate fee pays for.

Larger homes and other builders

The Estates of Westlake has 76 larger homes on 75-foot lots off Persimmon Boulevard, most with water views. Other builders have worked in the city as well. Sky Cove of Westlake, built by Label and Co., is a gated section of 204 single-family homes with its own fitness center, half-court basketball and a small park.

Builder matters for resale and warranty claims. Ask who built the home, what warranty remains, and whether the builder still has homes for sale nearby. New inventory from a builder can compete with a resale on the next street.

Cresswind Palm Beach: the 55+ option

Cresswind Palm Beach, built by Kolter Homes, is the only 55+ community in Westlake, according to Kolter. It offers single-family homes with two or three bedrooms, and some plans can expand to more. Kolter lists a fitness center, a resort-style pool and spa, pickleball and tennis courts, walking trails, a dog park and a lifestyle program for residents.

This option suits buyers who want new construction with an active social calendar and neighbors at a similar stage of life. As with any age-restricted community, read the rules on age, guests and leasing before you buy.

Best neighborhoods in Westlake for resale versus a new build

In most cities, every home for sale is a resale. In Westlake, you can often choose between a resale and a brand-new home from a builder in the same area. Each path has real trade-offs.

A resale is usually ready sooner. The yard is planted, window treatments are in and the first owner has often fixed early punch-list items. You can also negotiate directly with a seller, and the price reflects the market today.

A new build lets you pick the floor plan, finishes and lot. However, you may wait months for completion, and upgrades can raise the price fast. Builders also use their own contracts, which tend to favor the builder. So have your own agent and, if needed, a real estate attorney review the paperwork before you sign.

Either way, check what remains of the builder warranty, and confirm whether the section is finished. Construction traffic and noise can last a while in a phase that is still selling.

Comparing the best neighborhoods in Westlake side by side

• Terraces and Crossings: townhomes, lowest entry price, association covers more of the exterior.
• Orchards and the first neighborhoods: single-family, many lake lots, resales in the sold-out sections.
• Woodlands and Pines: single-family behind a gate, check the dues.
• Estates and Sky Cove: larger lots or a different builder, check warranty and lot size.
• Cresswind Palm Beach: 55+ living with a full amenity program.

District assessments and taxes

WLRN reported that Westlake has no Community Development District fees. Minto builds the infrastructure, then turns it over to the Seminole Improvement District to run and maintain. The district can still levy assessments, so look at the seller's latest tax bill for every line item. The city's 2025 operating millage was 4.60, according to the Palm Beach County Property Appraiser, and county and school rates sit on top.

Flood zones

Westlake was built around man-made lakes. As a result, many homes back to water. Check each address on FEMA's Flood Map Service Center, and get a flood insurance quote even if a lender does not require one.

Schools, shopping and commute

Golden Grove Elementary sits near the Pines, and Seminole Ridge Community High School is nearby on Seminole Pratt Whitney Road. Confirm assignments on the district's boundary maps. A 50,000-square-foot Publix opened in June 2024 at Seminole Pratt Whitney Road and Persimmon Boulevard. For work, most residents drive east, so test the route at rush hour. For weekends, read about Westlake's Adventure Park amenity campus.

Frequently asked questions

Does Westlake have CDD fees?

WLRN reported that Westlake has no CDD fees. The Seminole Improvement District operates the infrastructure, so review the tax bill for any district assessments.

What are the best neighborhoods in Westlake for families?

Families often look at the Orchards, the gated Pines and Woodlands, and resales in the Meadows, the Hammocks and the Groves. Confirm school assignments for each address.

Is there a 55+ community in Westlake?

Yes. Cresswind Palm Beach by Kolter Homes is the city's 55+ community.

Are there townhomes in Westlake?

Yes. Minto's Terraces and Crossings sections offer townhomes, and they are usually the lowest-priced way into the city.

Sources

• City of Westlake, History and incorporation
• WLRN, How Westlake is making housing affordable (September 2024)
• Minto Communities, The Orchards of Westlake (2021)
• Minto Communities, The Pines of Westlake (2023)
• Minto Communities, The Woodlands of Westlake
• Minto Communities, The Estates of Westlake (2021)
• Minto Communities, The Crossings of Westlake (2022)
• Minto Communities, The Terraces final phase (2025)
• Minto Communities, Westlake community plan
• Label and Co., Sky Cove of Westlake
• Kolter Homes, Cresswind Palm Beach at Westlake
• GreatSchools, Seminole Ridge Community High School
• Palm Beach County Property Appraiser, 2025 millage rates
• School District of Palm Beach County, attendance boundary maps
• FEMA Flood Map Service Center
• Miami Realtors, Palm Beach County August 2026 market report
• Pure Equity, Westlake market data (October 1, 2026)

Own a home in Westlake? A resale competes with builder inventory, so pricing matters. Get a free home value report to see where yours stands. Shopping for a section? Book a neighborhood tour for Westlake and we will compare builders, dues and lots with you.