Cost of Living in Highland Beach: Housing, Insurance, Taxes and Everyday Expenses

The cost of living in Highland Beach comes down to three things: the price of an oceanfront condo, your share of the building's costs, and insurance. Highland Beach is a small town on the barrier island between Boca Raton and Delray Beach. It was incorporated in 1949 and covers about 1.29 square miles, much of it water. Most residents live in condo buildings along the ocean and the Intracoastal, with a smaller number of single-family homes. This guide lays out housing, taxes, insurance, utilities and sample monthly budgets for owners.

Key takeaways

• According to Pure Equity's MLS data as of October 1, 2026, Highland Beach has 151 active listings with a median list price of $980,000 and a median asking rent of $7,250.
• The town's proposed 2026 rate is 3.4227 mills plus 0.1648 mills of debt service. By our count, the total bill rate is about 15.8 mills.
• The town runs its own water plant. Since Oct. 1, 2025, the bimonthly bill starts with flat charges of $59.82 for water and $45.80 for wastewater, before usage.
• Condo buyers should budget for dues, reserves and any special assessments tied to Florida's post-2022 condo safety laws.
• Our sample budget for a $980,000 condo bought with cash comes to about $1,430 a month before dues and HO-6 insurance.

Cost of living in Highland Beach at a glance

Highland Beach is quiet and almost entirely residential. Its residents also skew older, and the Historical Society of Palm Beach County describes them as mostly retirees. So many buyers here are retirees or seasonal owners, and many pay cash.

That shapes the budget. For a cash buyer, the main costs are property tax, association dues, insurance and utilities. For a buyer with a mortgage, the loan payment usually comes first. Either way, the building you choose matters as much as the price, because each condo sets its own dues and reserve plan.

The town also has no business district to speak of. As a result, shopping, dining and medical visits mean a short drive into Boca Raton or Delray Beach.

Housing prices in Highland Beach

According to Pure Equity's MLS data as of October 1, 2026, Highland Beach has 151 active residential listings. The median list price is $980,000, and the median asking price per square foot is $681. These are asking prices for condos and houses together, so they are not sale prices.

Active listings have been on the market an average of 130 days. That number tracks how long today's listings have waited, not how fast homes sell. Even so, it suggests buyers can take their time and compare buildings.

Oceanfront and direct Intracoastal units with water views sit at the top of the range. Older buildings with smaller units sit lower. For a live view, see our Highland Beach city page.

Renting in Highland Beach

The same data shows 125 active rentals with a median asking rent of $7,250 a month. Many of these are seasonal rentals. Also, condo associations often set minimum lease terms, so check the rules before you plan to rent out a unit.

Property taxes and the cost of living in Highland Beach

Highland Beach has one of the lower town tax rates in the county. The Property Appraiser's 2026 proposed millage table (updated August 19, 2026) lists a proposed town rate of 3.4227 mills, plus 0.1648 mills for debt service. Together, that is almost the same as 2025.

Your full bill also includes county, school and regional levies. Here is our count of the 2026 proposed rates:

• Town of Highland Beach: 3.5875 mills, including debt service.
• Palm Beach County: about 4.52 mills, including debt service.
• School Board: 6.287 mills.
• Children's Services, the Health Care District and regional water levies: about 1.4 mills combined.

That totals about 15.8 mills, or about $15.80 per $1,000 of taxable value. Highland Beach runs its own library and fire rescue, so the county library and fire levies do not apply in our count. Final 2026 rates had not been posted as of October 1, 2026, so confirm the adopted rate for your exact unit on its November tax bill.

Homestead for full-time residents

If the condo will be your permanent home, file for homestead by March 1 with the Property Appraiser. It removes up to $50,000 from taxable value, though the second $25,000 does not apply to school taxes. After that, the Save Our Homes cap limits yearly increases in assessed value.

Seasonal owners do not qualify. Their assessed value can still rise up to 10% a year for non-school taxes. So a snowbird and a full-time resident in the same building can pay very different bills.

Condo dues and the cost of living in Highland Beach

For most owners here, association dues are the line that varies most. Dues pay for the master insurance policy, staff, upkeep, amenities and reserves. A full-service tower with a lobby, pool and fitness room will charge more than a small low-rise.

Florida's condo laws also changed after 2022. SB 4-D created milestone inspections for buildings three or more stories tall. It also required structural integrity reserve studies and limited how owners can skip funding those reserves. In 2025, HB 913 gave associations more ways to pay, such as special assessments, lines of credit or loans.

So when you compare buildings, look past the monthly figure. Ask for the budget, the reserve study, the milestone inspection report if one applies, and any planned assessments. A lower monthly dues figure can mean a big bill later.

Insurance costs for Highland Beach condos and homes

Condo owners usually carry an HO-6 policy. It covers the interior, your belongings and liability, while the association insures the building. Since the master policy cost flows into dues, your total insurance cost shows up in two places. Our guide to Florida condo insurance explains how the two policies fit together.

For single-family homes, the numbers look more like the rest of the county. The state's July 2026 report put the average Palm Beach County homeowners premium at $6,323 a year, according to WFLX. A house right on the ocean can cost well more than that average.

There is some relief in sight. Florida Realtors reported more approved rate cuts in September 2026. It also noted that the state-backed Citizens had about 255,000 policies, far fewer than the 1.4 million it had in 2023.

Flood coverage on a barrier island

Much of the island sits close to sea level on both sides. Check any address on the FEMA Flood Map Service Center. For a condo, also ask whether the association carries flood coverage on the building.

Utilities and everyday expenses

Highland Beach treats its own water at a reverse osmosis plant. The town bills every two months, and a typical bill covers water, wastewater, solid waste and stormwater. Per the town's billing page, rates effective Oct. 1, 2025 include a $59.82 flat water charge and a $45.80 flat wastewater charge. Usage charges come on top, so actual bills vary.

FPL supplies electricity. Its typical 1,000 kWh residential bill is $136.64 a month in 2026, according to FPL. A smaller condo may use less than that.

Taxes outside housing are light. Florida does not impose a personal income tax, and Palm Beach County's sales tax fell to 6.5% on Jan. 1, 2026, according to the Department of Revenue.

Sample budgets for the cost of living in Highland Beach

These budgets assume a homestead and a taxable value near the price. The mortgage version uses 20% down and a 30-year fixed loan at 7.03%, Freddie Mac's average for the week of Sept. 24, 2026. Water uses only the flat charges, split by month.

A $980,000 condo bought with cash

• Property tax at about 15.8 mills with homestead: about $1,238 a month.
• Electricity at FPL's typical bill: about $137 a month.
• Town water and wastewater flat charges: about $53 a month, plus usage.
• HO-6 insurance: your own quote.
• Association dues: the building's current figure.

The known lines total about $1,428 a month. With a mortgage on the same unit, add about $5,232 a month in principal and interest on a $784,000 loan.

A $600,000 condo with a mortgage

• Principal and interest on a $480,000 loan: about $3,203 a month.
• Property tax with homestead: about $737 a month.
• Electricity: about $137 a month.
• Water and wastewater flat charges: about $53 a month.

That comes to about $4,130 a month before dues, HO-6 insurance and usage charges. As a seasonal owner without homestead, the tax line rises to about $790 a month.

How to plan for the cost of living in Highland Beach

A little homework up front saves money later. Here is the order we suggest.

1. Pick two or three buildings and compare their budgets and reserve studies.
2. Ask each association about planned assessments and recent inspections.
3. Get an HO-6 quote and confirm what the master policy covers.
4. Check lease and pet rules if you may rent the unit or bring a dog.
5. File for homestead by March 1 if you will live here full time.

If you are weighing retirement here, our guide to the cost of living in South Florida compares the wider region.

Frequently asked questions

Is the cost of living in Highland Beach higher than in Boca Raton?

Housing costs more. As of October 1, 2026, the median list price is $980,000 in Highland Beach and $550,000 in Boca Raton. Highland Beach's town tax rate is close to Boca Raton's, so the bigger gap is price and dues.

What is the property tax rate in Highland Beach?

By our count of the 2026 proposed rates, about 15.8 mills in total, including the town's 3.5875 mills with debt service.

Who provides water in Highland Beach?

The town does. It runs a reverse osmosis plant and bills every two months for water, wastewater, solid waste and stormwater.

Does the cost of living in Highland Beach include condo assessments?

It can. Florida's condo safety laws require inspections and reserve studies for many buildings, and some associations have raised dues or levied assessments to pay for repairs.

What is the median rent in Highland Beach?

The median asking rent for active rentals was $7,250 a month as of October 1, 2026, based on Pure Equity's MLS data.

Sources

• Pure Equity, Highland Beach market data (as of October 1, 2026)
• Historical Society of Palm Beach County, Highland Beach
• U.S. Census Bureau, 2020 Gazetteer file for Florida places (land and water area)
• Palm Beach County Property Appraiser, 2026 proposed millage rates
• Palm Beach County Property Appraiser, homestead exemption
• Town of Highland Beach, Library
• The Coastal Star, Highland Beach Fire Rescue first year
• Town of Highland Beach, water billing
• Florida Senate, SB 4-D (2022)
• Florida House, HB 913 (2025) final bill analysis
• WFLX, state data on home insurance premiums by county
• Florida Realtors, home insurance rate cuts (September 2026)
• FEMA Flood Map Service Center
• FPL, 2026 rate agreement and typical bill
• Florida Department of Revenue, 2026 discretionary sales surtax rates
• Florida Department of Revenue, tax information for new residents
• Freddie Mac, Primary Mortgage Market Survey

This article is general information, not legal, tax or financial advice. Tax rates, dues and insurance prices change, so confirm your own numbers with the Property Appraiser, the association, an insurance agent or a licensed tax professional.

Own a condo or home in Highland Beach? See what it could sell for with a free home valuation from Pure Equity. Thinking about moving to the island instead? Request a free relocation consultation for Highland Beach, and our agents will compare building budgets, dues and reserves for you. Contact our team.