Moving to Highland Beach: A Relocation Guide to Homes, Costs and Everyday Life

Moving to Highland Beach means settling into one of the smallest towns in Palm Beach County, a narrow strip of barrier island between Boca Raton and Delray Beach. The town has about 0.54 square miles of land, and the 2020 Census counted 4,295 residents. Nearly all housing is in condo buildings along State Road A1A, with a small number of single-family and estate homes. Because the town is so small, the choice of homes at any time is limited. This guide covers prices, condo rules, insurance, storms, services and the steps to take after you arrive.

Key takeaways

• According to Pure Equity's MLS data as of October 1, 2026, Highland Beach had just 151 active residential listings, with a median list price of $980,000.
• The median asking rent across 125 active rentals was $7,250, so seasonal and annual leases cost far more here than inland.
• Most buyers are buying into a condo association. Read the milestone inspection and reserve study before you make an offer.
• The town is in hurricane evacuation Zone B, and leaving is mandatory when a Category 2 or stronger storm is expected.
• Highland Beach runs its own police, library and water utility, and it launched its own fire rescue department in May 2024.

Moving to Highland Beach: a very small town

Highland Beach incorporated in 1949 and took its name from its relatively high ground. The town runs about 3 miles along A1A, with the Atlantic on one side and the Intracoastal Waterway on the other.

The town is almost entirely residential. There is no downtown, mall or business strip inside its limits. As a result, groceries, restaurants, doctors and most services are a short drive north into Delray Beach or south into Boca Raton.

The population skews older, and the Historical Society of Palm Beach County describes it as mostly retirees. In addition, the 2020 Census counted about 43.7% of housing units as vacant, which mostly reflects owners who live here part of the year.

Season changes everything

Winter and summer feel like two different towns. From late fall to spring, buildings fill up and A1A gets busier. Then, in summer, many units sit empty and the town is quiet. If you plan to live here year-round, ask each building how many owners stay full time. That affects the social life, the board and who keeps an eye on the building during storm season.

Home prices in Highland Beach

According to Pure Equity's MLS data as of October 1, 2026, the median list price of active residential listings in Highland Beach was $980,000. The median asking price per square foot was $681. Active listings had been on the market an average of 130 days.

The sample is small, with only 151 active listings, so a few large homes can move the median. Prices also vary widely between direct oceanfront buildings, Intracoastal buildings and the handful of estate homes. Our Highland Beach area page shows current listings.

For context, Palm Beach County condos and townhouses sold for a median of $300,000 in August 2026, with 6.7 months of supply, according to Miami Realtors. Highland Beach sits well above that county figure because of its beach location.

Condo rules when moving to Highland Beach

Since most homes here are condos, the building matters as much as the unit. Florida tightened its condo safety laws after the 2021 Surfside collapse. Under section 553.899 of the Florida Statutes, condo buildings three or more habitable stories tall need a milestone inspection by December 31 of the year they turn 30. Then they need another every 10 years. Local officials may require the first one at 25 years for buildings near salt water.

Associations also face stricter reserve rules. So a building with thin reserves may need special assessments to pay for repairs. Before you buy, ask for the following.

• The milestone inspection summary, if the building has had one.
• The structural integrity reserve study.
• The current budget, financial statements and recent board minutes.
• The rules on pets, rentals, guests and renovations.
• A list of past and planned special assessments.

Financing an older condo

Loan approval can depend on the building, not just on you. Fannie Mae's Selling Guide treats projects that need critical repairs as ineligible. That includes buildings with serious structural problems or failed safety inspections. If you plan to finance, ask your lender to review the building early so you are not surprised close to closing.

Insurance and storms when moving to Highland Beach

Life between the ocean and the Intracoastal means taking storms seriously. 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. Therefore, plan where you would go before you need to.

For insurance, the association covers the building, and you usually need an HO-6 policy for your unit's interior and belongings. Florida Realtors reported in September 2026 that the state's average homeowners premium in the admitted market was $3,736, including wind. Also check flood zones on the FEMA Flood Map Service Center, and price flood coverage before you write an offer.

Taxes and the homestead exemption

Florida has no state personal income tax. Locally, Highland Beach's 2025 operating millage was 3.4159, plus a debt service rate of 0.1716, according to the Palm Beach County Property Appraiser. County, school and other district rates are added on top.

If you make the condo your permanent home, you must own it and live in it on January 1 and file for homestead by March 1. The exemption can lower taxable value by up to $50,000. It also limits yearly increases in assessed value to 3% or the change in CPI, whichever is lower. On a high-value unit, that cap can matter a great deal over time.

Town services and daily life

For its size, Highland Beach runs a lot of its own services. The town has its own police department, library, building department and public works, which handles the water utility. Highland Beach Fire Rescue began service on May 1, 2024. Local reporting by The Coastal Star said average response times stayed under 5 minutes in its early period.

Most daily life revolves around the beach and your building. Oceanfront buildings usually give owners direct access to the sand. For dining, shopping and medical care, residents drive to Delray Beach or Boca Raton.

Commute and getting around

A1A is the only road through town, and it runs north and south. To reach I-95 or the rest of the county, you cross a bridge into Boca Raton or Delray Beach. The Brightline station in Boca Raton and Tri-Rail stations in both cities are a short drive away. Traffic on A1A slows in season, so allow extra time.

Schools are part of the School District of Palm Beach County. Few families with children live in town, but if you have kids, check attendance zones for the address before you buy.

Your first 30 days after moving to Highland Beach

According to the Florida Department of Highway Safety and Motor Vehicles, you become a Florida resident when you take a job here, enroll kids in school, register to vote or file for homestead. After that, these deadlines apply.

1. Buy Florida auto insurance, then title and register your car within 10 days.
2. Get your Florida driver license within 30 days.
3. Register with your building's management and learn its storm and move-in rules.
4. Sign up for town alerts and write down your evacuation plan.
5. File for homestead by March 1 if the unit is your permanent home.

What newcomers wish they knew

• Inventory is thin, so the right unit may take months to appear.
• Each building has its own finances, rules and repair history.
• Move-in rules can restrict days, hours and elevator use.
• Summer is quiet, and many neighbors leave for the season.
• Evacuation is mandatory in strong storms, so have a plan inland.

Planning your search before moving to Highland Beach

Start by deciding what matters most: direct ocean views, Intracoastal views, building age or monthly cost. Next, get pre-approved and ask your lender about condo project reviews. Then shortlist a few buildings and request their documents before you tour units, since the paperwork often rules buildings in or out faster than a showing does.

Renting for a season first is a sound test if you are unsure. You will learn the building, the neighbors and the summer quiet before you commit. Also, set up listing alerts early, because good units in popular buildings can sell quickly.

For more on condo life for older buyers here, read our guide to retiring in Highland Beach.

Frequently asked questions

Is moving to Highland Beach expensive?

Yes, compared with most of the county. As of October 1, 2026, the median list price of active listings was $980,000 and the median asking rent was $7,250. Condo dues and insurance add to that.

Are there houses in Highland Beach, or only condos?

Most homes are condos, but the town has a small number of single-family and estate homes. Because there are so few, they rarely come up for sale.

Does Highland Beach have its own fire department?

Yes. Highland Beach Fire Rescue started on May 1, 2024. Before that, Delray Beach provided fire rescue service to the town.

Do I have to evacuate Highland Beach in a hurricane?

The town is in evacuation Zone B. Evacuation is mandatory when a Category 2 or stronger hurricane is expected.

Sources

• Pure Equity, Highland Beach market data (as of October 1, 2026)
• Miami Realtors, Palm Beach County August 2026 report
• 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, Hurricane Preparation Manual 2026
• The Coastal Star, Highland Beach Fire Rescue first year
• Florida Statutes, s. 553.899 (milestone inspections)
• Fannie Mae Selling Guide, ineligible projects
• Florida HSMV, new resident requirements
• Palm Beach County Property Appraiser, homestead exemption
• Palm Beach County Property Appraiser, 2025 millage rates
• Florida Department of Revenue, tax information for new residents
• Florida Realtors, home insurance rate cuts (September 2026)
• FEMA Flood Map Service Center

Own a condo in Highland Beach? With so few listings, a well-priced unit stands out. Start with a free home valuation. Thinking of moving here? Request a free relocation consultation for Highland Beach, and we will help you compare buildings, reserves and rules. Contact our team.