Is Highland Beach a Good Place to Live? Honest Pros and Cons of Living in Highland Beach

Living in Highland Beach suits a certain kind of buyer very well and frustrates almost everyone else. The town is a 3-mile strip of barrier island on State Road A1A, with Boca Raton to the south and Delray Beach to the north. It is quiet, mostly condos and mostly older residents. This guide weighs the real pros and cons so you can decide if it fits your plans before you start touring buildings.

Key takeaways

• Highland Beach had 4,295 residents in the 2020 Census, mostly retirees. It has only about 0.54 square miles of land.
• According to Pure Equity's MLS data as of October 1, 2026, there were 151 active residential listings, with a median list price of $980,000.
• The big pros are beach access, low traffic inside town and its own police, fire rescue, library and water utility.
• The big cons are price, condo rules and assessments, hurricane exposure and the drive for almost every errand.
• It fits retirees, snowbirds and second-home buyers best. Young families and buyers on a tighter budget often prefer nearby mainland cities.

What living in Highland Beach is actually like

Picture a single road lined with condo towers and a few large homes. On one side is the Atlantic. On the other is the Intracoastal Waterway. That is most of the town.

Highland Beach incorporated in 1949 and took its name from its relatively high ground, about 20 to 25 feet above high tide, according to the Historical Society of Palm Beach County. It is almost all residential, so there is no main street, no mall and no strip of restaurants.

Instead, daily life centers on your building, the beach and short drives off the island. Many owners like it that way. They come here for calm, not for nightlife.

Who your neighbors will be

The 2020 Census paints a clear picture. It counted 1,897 of the town's 4,338 housing units, about 43.7%, as vacant, which mostly reflects seasonal owners who live elsewhere part of the year.

As a result, the town feels busy in winter and very quiet in summer. If you plan to live here full time, ask each building how many owners stay all year.

The pros of living in Highland Beach

Here is what owners tend to love most.

The beach is your backyard

Because the town is so narrow, nearly every home is close to the sand. Oceanfront buildings usually give owners direct beach access. Even on the Intracoastal side, the ocean is a short walk across A1A. For many buyers, that daily access is the whole reason to pay the premium.

Quiet streets and very little traffic inside town

With no commercial strip, there is little through traffic beyond A1A itself. Nights are dark and calm. For retirees and remote workers who want peace, this is a strong plus.

Town services for a town this small

For its size, Highland Beach runs a lot on its own. It has its own police department, a public library, a building department and a public works department that runs the water utility. Then, on May 1, 2024, it launched Highland Beach Fire Rescue. The Coastal Star reported that average response times stayed under 5 minutes in the department's first year.

In short, local services are close by and focused on a small area. That matters to older owners, because quick emergency response is high on many retirees' lists. It also means the town has its own rules, permits and inspectors, so ask the building department about any planned renovation before you close.

Florida tax rules and a modest town rate

Florida has no state personal income tax. Locally, the Palm Beach County Property Appraiser lists the town's 2025 operating millage at 3.4159, plus 0.1716 for debt service. County, school and district rates are added on top, so ask for the full bill on any unit. If the home becomes your permanent residence, the homestead exemption and the Save Our Homes cap can lower your bill over time. Ask the Property Appraiser for an estimate based on your purchase price.

Close to two full-service cities

Although the town itself has almost no shops, Delray Beach and Boca Raton are each a short drive away. That gives you restaurants, hospitals, grocery stores and Brightline and Tri-Rail stations without living in the middle of them.

The cons of living in Highland Beach

Now for the trade-offs buyers mention most often.

High prices and a small market

According to Pure Equity's MLS data as of October 1, 2026, Highland Beach had 151 active residential listings. The median list price was $980,000, and the median list price per square foot was $681. Active listings had been on the market an average of 130 days. These are asking prices for condos and houses combined, and with so few listings, a handful of large homes can move the median.

For comparison, Palm Beach County condos and townhouses sold for a median of $300,000 in August 2026, according to Miami Realtors. So you pay a large premium for the location. Renting first is expensive too. The same MLS snapshot showed a median asking rent of $7,250 across 125 active rentals.

Condo rules, inspections and assessments

Most buyers here are buying into a condo association, and many buildings are decades old. After the 2021 Surfside collapse, Florida added milestone inspections under section 553.899 of the Florida Statutes. Buildings three or more habitable stories tall need one by December 31 of the year they turn 30, then every 10 years. Local officials can require the first one at 25 years for buildings near salt water.

Associations also face stricter reserve rules. Therefore, a building with thin reserves may need special assessments. Financing can be affected as well, since Fannie Mae treats projects that need critical repairs as ineligible. Before you write an offer, ask for the milestone summary, the reserve study, the budget and recent board minutes. Our guide to buying a condo in Florida walks through the paperwork.

Hurricanes and insurance

Living between the ocean and the Intracoastal means storms are a real part of the plan. The town's 2026 hurricane manual places Highland Beach in evacuation Zone B. Evacuation is mandatory when a Category 2 or stronger hurricane is expected.

Insurance follows the same logic. The association insures the building, and you usually need an HO-6 policy for your interior and belongings. Florida Realtors reported in September 2026 that the average admitted-market homeowners premium in Florida was $3,736, including wind. Coastal condos and flood coverage can push your number higher, so get quotes early. Check the parcel on the FEMA Flood Map Service Center as well.

A drive for almost everything

Groceries, doctors, pharmacies and restaurants are all off the island. A1A is the only road through town. So in season, a quick trip can take longer than you expect. If you want to walk to dinner every night, this is not the place.

Also, think ahead to later years. If you stop driving, rides to the doctor and the store become a weekly cost. Some buildings help with this, and many do not. So ask the manager what residents usually do.

Living in Highland Beach with kids: schools and family life

Public schools are part of the School District of Palm Beach County, and zoned schools depend on the address. Use the district's school choice and boundary tools to confirm assignments before you buy.

That said, few families with young children live here. There are no playgrounds or youth leagues inside town in the way a suburb has them. Families who want a larger kid network often look at mainland neighborhoods in Boca Raton or Delray Beach instead.

Safety and crime data for living in Highland Beach

Highland Beach has its own police department, which patrols a small and mostly residential area. For official numbers, the Florida Department of Law Enforcement publishes index crime data by jurisdiction. However, its posted files currently run only through 2021. So for a recent picture, call the town police department and ask about calls for service near the building you like.

Who living in Highland Beach suits best

The town tends to work for buyers who:

• Want daily beach access and a quiet, low-traffic setting.
• Are retired, semi-retired or buying a seasonal home.
• Are comfortable with condo living, association rules and possible assessments.
• Have the budget for coastal prices, insurance and reserves.

On the other hand, it may not suit buyers who want walkable shops, a big school-age community or a lower price point. Those buyers often do better on the mainland, where prices are lower and errands are closer.

How to test-drive living in Highland Beach before you buy

First, visit twice: once in winter and once in late summer. The town feels very different in each season. Next, rent for a month if your budget allows. Then compare at least three buildings side by side on age, reserves, assessments, pet and rental rules and insurance costs.

Finally, read our Highland Beach relocation guide for the practical steps after you arrive, from utilities to driver licenses. Our Highland Beach area page also shows current listings and market figures.

Frequently asked questions

Is living in Highland Beach good for retirees?

For many retirees, yes. Most residents are retirees, the town is quiet and it runs its own police and fire rescue. Still, plan for condo costs, storms and driving for errands.

How expensive is living in Highland Beach?

It is well above the county average. According to Pure Equity's MLS data as of October 1, 2026, the median list price was $980,000 and the median asking rent was $7,250.

Are there single-family homes in Highland Beach?

Yes, but only a small number. Most homes for sale are condo units in buildings along A1A on the ocean or Intracoastal side.

Does Highland Beach have to evacuate for hurricanes?

The town is in evacuation Zone B. Its 2026 hurricane manual says evacuation is mandatory when a Category 2 or stronger hurricane is expected.

Where do Highland Beach residents shop?

Mostly in Delray Beach and Boca Raton. There is almost no retail inside town limits, so residents drive a few minutes north or south for groceries, dining and medical care.

Sources

• Historical Society of Palm Beach County, Highland Beach
• BEBR, University of Florida, Florida Population: Census Summary 2020
• U.S. Census Bureau, 2020 Gazetteer file for Florida places (land and water area)
• U.S. Census Bureau, 2020 Census redistricting data for Florida (housing occupancy)
• Town of Highland Beach, Departments
• Town of Highland Beach, 2026 Hurricane Preparation Manual
• The Coastal Star, Highland Beach Fire Rescue first year
• Palm Beach County Property Appraiser, 2025 millage rates
• Florida Statutes, section 553.899
• Fannie Mae Selling Guide, ineligible projects
• Florida Realtors, home insurance rates (September 2026)
• FEMA Flood Map Service Center
• FDLE, UCR offense data by jurisdiction
• School District of Palm Beach County, school choice
• Miami Realtors, Palm Beach County August 2026 market report

Own a condo or home in Highland Beach? See what your home is worth today or talk with a local agent about timing a sale. Thinking of buying instead? Request a free relocation consultation for Highland Beach and we will help you compare buildings.