Selling a House As-Is in Highland Beach: Pricing, Disclosures and Who Buys

To sell as-is in Highland Beach, you have to think about two things at once: your unit and your building. Most homes in this small barrier-island town are condos in mid-rise and high-rise towers along the ocean and the Intracoastal Waterway. So a buyer of an as-is unit is also buying into the building's inspections, its reserves and any planned assessments. A dated kitchen is easy to price. A building with open structural repairs is much harder, and it can shrink your buyer pool to cash only.

Key takeaways

• "As-is" means no seller repairs. Florida sellers must still disclose known facts that materially affect value and are not easy to see.
• Condo resale buyers in Florida get 7 days, not counting weekends and holidays, after receiving the required documents to cancel.
• Those documents now include the milestone inspection summary and the structural integrity reserve study, when they apply.
• As of October 1, 2026, Pure Equity's MLS data shows 151 active listings in Highland Beach, a median list price of $980,000 and an average of 130 days on market for active listings.
• Pure Equity does not buy homes. We help sellers compare a cash offer with an as-is listing.

The market you face when you sell as-is in Highland Beach

Highland Beach is a town in southern Palm Beach County. It runs along a roughly three-mile stretch of State Road A1A between Boca Raton and Delray Beach. Twenty-one voting residents formed the town in 1949, largely so they could build their own water supply after salt water reached the local wells.

Today the town is known for its condo towers, with a smaller number of single-family homes and estates. It is a small market. Because of that, a handful of sales can swing local numbers from month to month.

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, or $681 per square foot. Active listings had been on the market an average of 130 days. These are asking prices for homes still for sale, not closed sales. Our Highland Beach area page shows current listings.

What you promise when you sell as-is in Highland Beach

Most as-is sales in Florida use the Florida Realtors and Florida Bar "AS IS" Residential Contract. In it, you agree to sell without making repairs. In return, the buyer gets an inspection period. If the blank is left empty, that period is 15 days.

During those days, the buyer may cancel for any reason if they find the property unacceptable in their sole discretion. The deposit then goes back to them. So the form shields you from repair requests, but buyers still get a full look before they are bound.

Disclosure duties do not go away

In Johnson v. Davis (1985), the Florida Supreme Court held that a seller who knows of facts that materially affect value, and that a buyer cannot readily see, must disclose them. The AS IS contract has a seller statement that tracks this rule.

Also, under section 689.302 of the Florida Statutes, sellers of residential property must give a flood disclosure at or before the time the contract is signed. It asks about flood damage during your ownership, flood insurance claims and federal flood aid.

Known issues to disclose in a coastal condo

• Leaks from windows, sliders or balconies into your unit.
• Past water damage from a unit above, and how it was repaired.
• Assessments the board has approved or formally proposed.
• Any building repair notices you have received from the association.
• Flood damage, flood claims or FEMA aid, on the flood form.

Building rules to check before you sell as-is in Highland Beach

For a coastal condo, the building's paperwork is often the biggest factor in the price. Florida tightened its rules after the 2021 Surfside collapse, and buyers in towns like this one read the documents closely.

Milestone inspections

Under section 553.899, condo buildings three or more habitable stories tall need a milestone inspection. The first one is due by December 31 of the year the building turns 30. A local agency may require it at 25 years if local conditions, such as closeness to salt water, call for it. After that, the inspection repeats every 10 years.

Phase one is a visual review by a licensed engineer or architect. If it finds substantial structural deterioration, a phase two inspection follows, and repairs come next.

Structural integrity reserve studies

The same buildings also need a structural integrity reserve study at least every 10 years. It covers items such as the roof, structure, fireproofing, plumbing, electrical, waterproofing and windows. Unit owners can no longer vote to waive reserves for these items. As a result, some associations have raised dues or passed special assessments.

The buyer's document review

For a resale, section 718.503 requires the seller to give the buyer the condo documents. These include the declaration, bylaws, rules, budget and financial statement. When they apply, they also include the milestone inspection summary and the most recent reserve study. The buyer then has 7 days, not counting weekends and holidays, to cancel in writing. So gather these items before you list. Delays here can slow your sale.

Who buys when you sell as-is in Highland Beach

Buyers in this town fall into a few groups. Each reacts to an as-is unit in its own way.

• Cash buyers. Many condo buyers in the county pay cash. Miami Realtors reported that 57.2% of Palm Beach County condo and townhouse sales in August 2026 were cash. Cash buyers can close even when a building has trouble getting loan approval.
• Buyers who plan to renovate. Some want a dated unit with a great view so they can redo it to their taste. They focus on the view, the floor plan and the building, not the finishes.
• Seasonal and second-home buyers. These buyers often want a home they can use right away. They tend to pay more for move-in-ready units and less for ones that need work.

Why loan eligibility matters

Fannie Mae will not back loans in condo projects that need critical repairs. That includes buildings that failed a required structural inspection and buildings with unfunded repairs costing more than $10,000 per unit that should be done within the next 12 months. If your building is in that spot, many financed buyers will drop out. Ask your agent to check the building's status early.

Pricing a condo or home you sell as-is in Highland Beach

Start with recent sales in your own building, then in similar nearby buildings. The view, the floor and the building's condition often matter more than the unit's finishes. For context, Miami Realtors reported that in August 2026, Palm Beach County condos and townhouses sold for a median of $300,000 and took a median of 69 days to go under contract. Supply stood at 6.7 months, which gives buyers more choice than in the house market.

So in a slower condo market, an as-is unit has to be priced with the competition in mind. Look at active listings in your building too. If three similar units are for sale, buyers will compare yours with all of them.

Factor in assessments

If the board has passed a special assessment, decide early who pays it. You can pay it at closing, credit the buyer or price the home lower. Whatever you choose, put it in writing. Buyers dislike surprises more than they dislike costs.

Single-family homes

The town also has a smaller set of single-family homes and estates. For these, as-is buyers think about the lot, the water and the cost to rebuild or remodel. Older homes near the ocean may face questions about roof age, windows and flood history. Citizens Property Insurance, for example, asks for a four-point inspection on homes more than 20 years old.

When light repairs beat a plan to sell as-is in Highland Beach

Some small fixes are worth it, even in an as-is sale. Focus on items that hurt photos, showings or insurance.

1. Fix active leaks. A stained ceiling makes buyers fear the worst. A repaired leak with an invoice calms them.
2. Freshen the basics. Paint, deep cleaning and new light bulbs cost little and help photos.
3. Service the AC. In a coastal condo, buyers will ask about the age and condition of the air handler.
4. Collect the paperwork. A clean set of condo documents can be worth more than any cosmetic fix.

For more on the local selling process, see our guide on how to sell your house in Highland Beach.

Frequently asked questions

Can I sell as-is in Highland Beach if my building has open repairs?

Yes. However, buyers will see the inspection summary and reserve study, and loans may be harder to get. Cash buyers often become the main market.

How long does a condo buyer have to cancel in Florida?

For a resale, the buyer has 7 days, not counting weekends and holidays, after receiving the required condo documents to cancel in writing.

Do I have to disclose a special assessment?

Assessments affect value, so you should disclose any you know about. Talk with your agent and attorney about how to handle them in the contract.

Is Highland Beach part of Boca Raton?

No. Highland Beach is its own town in Palm Beach County. It sits on the barrier island between Boca Raton and Delray Beach.

Will an investor pay cash for my unit?

Some will. Expect a discount, since the investor must cover repairs, assessments, holding costs and profit. Compare that offer with an as-is listing.

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
• Johnson v. Davis, Florida Supreme Court (1985)
• Florida Statutes, s. 689.302 flood disclosure
• Florida Statutes, s. 553.899 milestone inspections
• Florida Statutes, s. 718.112 condo reserves
• Florida Statutes, s. 718.503 resale disclosures
• Florida Realtors and Florida Bar AS IS Residential Contract
• Fannie Mae Selling Guide, ineligible projects
• Citizens Property Insurance, inspections

This article is general information, not legal, tax or financial advice. Talk with a Florida real estate attorney or tax professional about your own sale.

Selling a Highland Beach condo or home that needs work? A Pure Equity agent will compare a cash offer with an as-is listing for you, with no obligation. Talk to an agent or get a home value estimate. Buying on the barrier island instead? Ask a buyer's agent about units on the market now.