Boca Raton, Florida : Canadian buyer & snowbird guide.

1. City profile

A note on Boca's geography. The city limits cover roughly 29 square miles between the Hillsboro Canal (Broward County border) to the south and the C-15 canal (Delray Beach border) to the north. East to west, it runs from the Atlantic to the Florida Turnpike. Beyond that turnpike line, an additional band stretches roughly to US-441, but this area sits in unincorporated Palm Beach County. Properties there carry a "Boca Raton" postal address but are not in the city, do not pay city millage, and do not receive Boca Raton police, fire, or zoning services. This distinction has direct financial and operational consequences for Canadian buyers, covered in section 10.

2. Who this city suits

This city suits

The Canadian profile that fits Boca Raton is the high-income retiree or pre-retiree (45 to 70 years old) who already owns a home in Canada, holds investable assets above 1 million CAD, and wants a turnkey winter base with an upscale anglophone environment, top-tier private medical care, and proximity to two international airports. It suits the Canadian executive who relocates corporate operations to south Florida (Boca's corporate base includes ADT, Office Depot, ModMed, and the former IBM PC division at the Boca Raton Innovation Campus). It suits the Canadian family with school-age children seeking A-rated public schools (Spanish River, Boca High, Addison Mizner) or private options (Saint Andrew's School, Pine Crest's Boca campus, Donna Klein Jewish Academy). It suits the affluent retiree drawn to gated country club communities (Boca West, Broken Sound, Woodfield, Royal Palm Yacht and Country Club) where the lifestyle is built around golf, tennis, and social membership.

This city does not suit

Boca Raton does not suit the Quebec-francophone snowbird seeking a French-speaking community. The Québécois snowbird concentration in south Florida is in Hollywood and Hallandale Beach (south of Fort Lauderdale, known as "Little Quebec"), not Boca Raton. French-language motels, restaurants, and community infrastructure are essentially absent in Boca. It does not suit budget-conscious snowbirds: even modest condos in the older buildings east of I-95 carry HOA fees of 600 to 1,200 USD per month before special assessments. It does not suit Canadians who want to operate short-term rentals (less than 30 days). The city's zoning code is interpreted by Boca Raton Planning and Zoning to prohibit short-term transient use in single-family residential zones, and enforcement is active. It does not suit Canadians seeking an income-property investment thesis based on Airbnb yields.

Why this matters for Canadians

Boca Raton is structurally more expensive than its neighbours. The median single-family list price in April 2026 was 1,299,950 USD per MLS data, compared to 700,000 to 900,000 USD in Delray Beach immediately north, and 500,000 to 700,000 USD in Pompano Beach immediately south. Property tax follows the price: at the city's 2025 total millage of 17.0047 mills, a Canadian non-resident buyer pays approximately 17,005 USD per year in property tax on a 1 million USD assessed value, with no homestead exemption and no Save Our Homes 3% cap to soften future increases. Insurance follows the construction year: a pre-2002 Florida Building Code home east of I-95 can carry hurricane premiums of 6,000 to 12,000 USD per year for a 1 million USD property, versus 3,000 to 5,000 USD for a post-2002 build with impact windows and a modern roof. These three lines (price, tax, insurance) make Boca a fundamentally different financial proposition than the Hollywood-Hallandale corridor where most Quebec snowbirds historically buy.

What to retain

Boca Raton is the high-end, anglophone-leaning, corporately anchored market of south Palm Beach County. It rewards Canadian buyers who optimize for quality of community, school zones, and access to FLL and PBI airports. It penalizes Canadian buyers who treat it like a generic south Florida market or who assume cost equivalence with Broward County options 30 minutes south.

3. Climate and seasonality

Boca Raton has a tropical rainforest climate (Köppen Af, sometimes classed as tropical monsoon Am) with a hot, humid wet season from May through October and a warm, dry season from November through April.

Source: NOAA NCEI 1991-2020 climate normals, Boca Raton Airport (BCT) station.

Verified fact. Atlantic hurricane season runs from June 1 to November 30 (NOAA). Peak threat for southeast Florida is August through October.

Verified fact. The most recent direct major hurricane impact on Boca Raton was Hurricane Wilma, October 24, 2005. Wilma made landfall on the southwest Florida coast at Cape Romano as a Category 3 hurricane and crossed the peninsula in approximately 5 hours, with the eyewall passing over Deerfield Beach and Boca Raton, which "stayed in the eyewall the longest" according to NOAA's Weather Prediction Center summary. The National Hurricane Center estimated Palm Beach County experienced Category 2 conditions during Wilma. Damage in Boca Raton included the Boca Raton Airport (almost 12 million USD), Spanish River High School, Florida Atlantic University's gymnasium, the West Boca Medical Center, and approximately 1,889 homes (Wikipedia, citing NHC TCR). Hurricane Frances (September 2004, Category 2 landfall near Stuart) produced tropical storm conditions in Boca. Hurricane Irma (September 2017, Category 4 Florida Keys landfall) tracked along Florida's west coast and produced hurricane-force winds but no direct landfall in southeast Florida.

Typical range. Seasonal population. The City of Boca Raton estimates the seasonal (November to April) population at approximately 15% to 20% above the year-round count, driven by snowbirds, second-home owners, and FAU students. Specific verified figures for Canadian-origin seasonal residents are not published.

4. Canadian presence

Boca Raton has a documented Canadian presence, but its character differs materially from the Hollywood-Hallandale "Little Quebec" corridor 30 to 40 kilometers south.

Typical range. The Canadian community in Boca skews anglophone, retired or pre-retired, and is concentrated in country club communities (Boca West, Broken Sound, Woodfield Country Club) and along the A1A oceanfront condo corridor. Hard population data for Canadian-origin residents specifically is not published at the city level by US Census or Statistics Canada. The Census Reporter ACS data for Boca Raton lists 20,724 foreign-born residents (20.3% of population, ACS 2024 1-year), with the largest origin groups being Latin America (8.9%), South America (5.3%), and Europe (4.8%). Canadians are not broken out separately. Among the European group, French-speaking residents (from Quebec, France, Belgium, Haiti, or elsewhere) are not separately counted. Anecdotally, Canadian presence is most visible in upscale gated communities and along the coastal condo strip rather than in the more modest motel and apartment density that defines Little Quebec further south.

Verified fact. TD Bank operates multiple full-service branches in Boca Raton (Camino Real, downtown main, Boca Palmetto, Glades Road) as a US subsidiary of Toronto-Dominion Bank Group. RBC Bank (the US arm of Royal Bank of Canada) does not maintain branch retail locations in Florida as of 2026 (RBC Bank in the US is online-first for cross-border banking). BMO Bank N.A. (Bank of Montreal's US subsidiary) has limited Florida presence focused on commercial banking.

Opinion. For a Canadian buyer prioritizing language and cultural familiarity above market positioning, Boca is the wrong choice. Hollywood, Hallandale Beach, and Dania Beach to the south offer Quebec-specific concentration, French-language services, and dedicated motel and trailer-park infrastructure. The Walrus magazine and CBC Short Docs have both documented the Quebec snowbird culture in those cities; no equivalent documentation exists for Boca because the demographic profile is different. Boca attracts anglophone Canadians (Toronto, Ottawa, English Montreal, Calgary, Vancouver) who have already integrated into anglophone professional or social circles and seek upscale infrastructure rather than a transplanted French-Canadian community.

Typical range. Bilingual healthcare providers exist in Boca on an individual practitioner basis (some private physicians, dentists, and specialists speak French or Spanish), but no documented hospital-level French-speaking program exists at Boca Raton Regional Hospital or West Boca Medical Center as of 2026. Spanish is the more common second language in clinical settings.

Opinion. The Canadian Snowbird Association maintains general resources for snowbirds across south Florida. There is no Boca-specific Canadian club or French-language association comparable to those documented in Hollywood and Hallandale.

5. Real estate market

5a. Current snapshot (Q1 2026)

Verified fact. Median sale price for all residential transactions in Boca Raton was 828,000 USD in March 2026, down 2.6% year over year (Redfin). The market closed 210 homes in March 2026, up from 177 a year prior. Average days on market was 78 days, down from 90 a year prior.

Verified fact. Single-family median list price was 1,299,950 USD in April 2026 (Broker One / Beaches MLS data). Condo and co-op median list price was 386,250 USD, down from 399,950 USD a year prior. Total active residential inventory was 1,619 to 1,732 listings depending on source, representing approximately 1.2 to 1.5 months of supply at the current absorption rate.

Verified fact. The luxury segment (top 10% of sales, defined by the Institute for Luxury Home Marketing) starts at approximately 1.2 million USD for single-family and 500,000 USD for condos and townhomes. Median luxury single-family sale price was 2,192,500 USD in late 2025 (up from 2,000,000 USD a year prior), with luxury condo median at 850,000 USD (up from 760,000 USD).

5b. Historical trends

Verified fact. Boca Raton median property values (US Census ACS, owner-occupied units):

• 2014 to 2016: approximately 350,000 to 400,000 USD
• 2020: approximately 460,000 USD
• 2022: 568,477 USD (ACS 5-year)
• 2024: 722,700 USD (Data USA, ACS 5-year)

Verified fact. From 2020 to 2024, median property value in Boca Raton rose approximately 57%, or roughly 12% to 14% per year, then stabilized in 2025 to 2026. The Q1 2026 average sale price (across all property types) of 908,860 USD represented a 15.67% year-to-date increase per the local MLS, despite median sale price softening slightly. Pre-COVID and post-COVID curves are not comparable without context.

5c. External shocks and how to read the numbers

Opinion, to weigh against your context. Three external shocks since 2020 distort any straight-line reading of Boca Raton price data:

The COVID demand boom (2020 to 2022) drove prices up roughly 40% to 60% in three years, fueled by relocations from high-tax northeastern states (New York, New Jersey, Massachusetts, Illinois, California), the work-from-home shift, and ultra-low mortgage rates. Boca was a primary beneficiary because it offered turnkey luxury housing, no state income tax, and direct flight access to those origin markets.

The Federal Reserve rate hike cycle (2022 to 2024) drove 30-year fixed mortgage rates from approximately 3% to a peak above 7%, halving buyer purchasing power for financed transactions and cooling absorption. Boca's market, where roughly half of luxury transactions are cash, was less impacted than purely financed markets but still saw inventory expand and DOM lengthen.

The Florida insurance and condo regulatory crisis (2022 to present) combined three pressures. First, the post-Surfside SB-4D condo milestone inspection law (May 2022, amended by SB-154 in 2023 and HB-913 in 2025) forced older buildings to inspect and reserve for structural repairs, triggering large special assessments in many older Boca Raton oceanfront and high-rise condos. Second, the homeowner insurance market saw multiple major carriers exit Florida or restrict new business, with premiums rising 20% to 50% in two years. Third, the Florida legislature's HB-837 (March 2023) tort reform stabilized some carrier behavior but did not fully reverse the price increases.

Reading the numbers: Boca Raton's headline price chart shows steady appreciation, but the experience of being an owner has changed substantially since 2022 because of insurance, HOA, and special assessment cost increases that do not appear in the sale price data. A Canadian buyer comparing 2019 totals to 2026 totals on a single property line will underestimate true cost of ownership by 30% to 50% if they ignore these structural shifts.

5d. Local fault lines

Three boundary lines materially change neighbourhood character and pricing inside Boca Raton:

Interstate 95. I-95 divides East Boca (between I-95 and the Atlantic) from West Boca (west of I-95 to the Florida Turnpike, with unincorporated PBC beyond). East Boca contains the city's historic neighbourhoods (Old Floresta, Boca Villas, Spanish River Land), the downtown core, the oceanfront condos along A1A, and Royal Palm Yacht and Country Club. Homes here trend older (1950s to 1980s base stock), denser, more walkable, and more expensive per square foot. West Boca contains master-planned country club communities built largely from the 1980s onward (Boca West, Broken Sound, Woodfield Country Club, Boca Pointe, Boca Del Mar) and newer GL Homes developments (Lotus, Lotus Palm). Construction is newer, lots are larger, HOA structures are more comprehensive, and walkability is much lower.

Federal Highway (US-1). East of I-95, US-1 (Federal Highway) is the second major fault line. East of US-1 (between US-1 and the Intracoastal Waterway) contains the most expensive non-waterfront neighbourhoods (Camino Gardens, Por La Mar, Royal Palm Yacht and Country Club). The Intracoastal-to-Atlantic strip is the most expensive segment of all, with the highest density of high-rise oceanfront condos.

US-441 / State Road 7. This is the western limit of the City of Boca Raton's jurisdictional extension. West of US-441, properties with a 33433, 33496, or 33498 ZIP code use a "Boca Raton" postal address but sit in unincorporated Palm Beach County. These properties pay county millage only (no city millage line), receive Palm Beach County Sheriff's Office (not Boca Raton Police) coverage, and are zoned by the county. Communities west of US-441 include parts of Mission Bay, Boca Falls, Boca Chase, Loggers Run, and Boca Isles. For a Canadian buyer, this distinction directly affects police response time, code enforcement procedure, and the total millage rate paid.

5e. Neighbourhoods to know

East Boca (between I-95 and the Atlantic).

Royal Palm Yacht and Country Club. Gated waterfront community east of the Intracoastal, south of downtown. Custom estate homes on deepwater lots with private docks. Price range typically 3 million to 25 million USD. Profile: ultra-wealthy retirees, business owners, hedge fund principals. Canadian presence: anglophone, low absolute count but high net worth.

Old Floresta. Historic 1925 neighbourhood designed by Addison Mizner, no HOA, brick-lined streets, mature oaks, Mediterranean revival architecture. Price range 1.5 million to 5 million USD. Profile: design-conscious buyers, design professionals, second-generation Boca families.

Boca Beach (oceanfront A1A condo corridor). High-rise condominiums along South Ocean Boulevard from the Boca Inlet south to the Highland Beach line. Iconic buildings include Aragon, Addison, Excelsior, Luxuria, Whitehall, and the Boca Raton Resort. Price range 1 million to 10 million USD for non-penthouse units. Profile: retirees, snowbirds, lock-and-leave second-home buyers. HOA fees 1,500 to 5,000 USD per month typical. SB-4D milestone inspection exposure: high (many buildings 25 to 50 years old).

Mizner Park / Royal Palm Place downtown core. Walkable downtown with mid-rise condos (Glass House, Mizner Grand, One South Ocean) and the newer Mr. C Residences and Mandarin Oriental projects under construction. Price range 800,000 USD for older units to 5 million USD for new luxury. Profile: urbanites, lock-and-leave buyers, younger luxury professionals.

Central and West Boca (west of I-95).

Boca Pointe and Boca Del Mar. Gated country club communities in central Boca. Mix of villas, townhomes, and single-family homes, with optional or mandatory club membership. Price range 300,000 to 1.5 million USD. Profile: middle-affluent retirees, partial-year residents, some Canadian and northeast US snowbirds.

Broken Sound. Mandatory-membership country club community west of Powerline Road. Two golf courses, tennis, fitness. Price range 800,000 to 4 million USD. Profile: affluent retirees and pre-retirees, predominantly anglophone.

Woodfield Country Club. Gated 1990s-era community west of Jog Road. Family-friendly, tennis-heavy, mandatory social membership. Price range 1 million to 5 million USD.

Boca West Country Club. The largest private country club community in Boca (more than 3,400 homes), west of Powerline Road. Mandatory equity membership (initiation fees historically have been substantial). Price range 200,000 USD for older condos to 5 million USD for renovated estates. Profile: predominantly retired or pre-retired, anglophone, with significant northeast US and some Canadian presence.

Lotus, Lotus Palm, Lotus Edge (GL Homes). Newer (2020s) master-planned communities west of US-441 (unincorporated PBC, Boca Raton mailing address). Modern construction, contemporary design, resort-style amenities. Price range 800,000 to 3 million USD. Profile: relocating families and pre-retirees from high-tax northeast states.

5f. Special mentions

55+ communities. A significant fraction of Boca's housing stock west of I-95 is in age-restricted (55+) communities, governed by the federal Housing for Older Persons Act (HOPA, 42 USC § 3607). Communities such as Century Village (just west of the city in unincorporated PBC) and age-restricted sections within Boca West, Boca Pointe, and Boca Del Mar follow HOPA's "80/20 rule" (at least 80% of units must have at least one occupant aged 55 or older). A Canadian buyer under 55 cannot purchase as the qualifying occupant in these communities. Verify the community's HOPA status with the HOA before making an offer.

SB-4D condo milestone inspections. Boca Raton was the first city in Florida to adopt local condo recertification ordinances following the June 2021 Champlain Towers South collapse in Surfside (the city ordinance preceded the May 2022 state law). Under current Florida law (SB-4D, as amended by SB-154 in 2023 and HB-913 in 2025), condominium and cooperative buildings of three or more habitable stories must complete a milestone structural inspection at 30 years of age, or 25 years if the building is within 3 miles of the coast. Most of Boca Raton east of I-95 falls within the 3-mile coastal zone, triggering the 25-year threshold. Any oceanfront or near-coast condo with a Certificate of Occupancy before 2001 is in the compliance window. Buyers must request and read the milestone inspection report, the Structural Integrity Reserve Study (SIRS), and the past five years of HOA financials before any condo purchase east of I-95. See SB-4D condo milestone inspections for full details.

6. Total cost of ownership

6a. Worked examples

The two scenarios below use 2025 Boca Raton total millage of 17.0047 mills and assume a Canadian non-resident buyer (no homestead exemption, no Save Our Homes 3% cap).

Scenario A: Single-family home, median Boca purchase, 850,000 USD.

• Purchase price: 850,000 USD
• Assessed value (just value, approximately market in year of purchase): 850,000 USD
• Taxable value (no homestead exemption available to non-resident): 850,000 USD
• Property tax: 850,000 × (17.0047 / 1,000) = 14,454 USD per year (Verified fact, calculation based on PBC PA millage)
• Homeowners insurance HO-3, post-2002 build with impact windows: 4,500 to 8,000 USD per year (Typical range, based on FL OIR market data)
• Flood insurance NFIP, if SFHA zone: 2,000 to 6,000 USD per year (Typical range)
• Pool maintenance, if applicable: 120 to 180 USD per month, 1,440 to 2,160 USD per year (Typical range)
• Lawn care: 100 to 200 USD per month, 1,200 to 2,400 USD per year (Typical range)
• Pest control: 40 to 80 USD per month, 480 to 960 USD per year (Typical range)
• HVAC biannual service: 200 to 400 USD per year (Typical range)
• Hurricane prep, shutters maintenance: 200 to 500 USD per year (Typical range)
• Total annualized cost (excl. mortgage): approximately 24,000 to 35,000 USD per year, or 33,000 to 48,000 CAD per year at 1.37 USD/CAD (Verified fact for tax, Typical range for everything else)

Scenario B: Oceanfront condo, 400,000 USD purchase, older building east of I-95.

• Purchase price: 400,000 USD
• Assessed value: 400,000 USD
• Property tax: 400,000 × (17.0047 / 1,000) = 6,802 USD per year (Verified fact)
• HOA fees, older oceanfront condo: 1,200 to 2,500 USD per month, 14,400 to 30,000 USD per year (Typical range)
• HO-6 condo unit insurance (interior, contents, loss assessment coverage): 1,500 to 3,500 USD per year (Typical range)
• Flood insurance NFIP, if required by lender or HOA: 800 to 2,500 USD per year (Typical range)
• Potential SB-4D special assessment, if building is in inspection or repair cycle: 0 to 100,000+ USD lump sum, often financed by HOA loan with assessment surcharge over 5 to 15 years
• Total annualized cost (excl. mortgage, excl. one-time special assessments): approximately 23,000 to 43,000 USD per year, or 31,500 to 59,000 CAD per year (Verified fact for tax, Typical range for everything else)

The condo scenario is structurally higher in recurring cost than the SFH scenario at the same total annual budget, despite a much lower purchase price, because HOA fees and special-assessment risk are concentrated in the condo path.

6b. Interactive calculator data

The Boca Raton interactive calculator will use:

• Total millage (2025): 17.0047 mills
• City portion: 3.6476 (operations) + 0.0173 (debt service) = 3.6649 mills
• Palm Beach County: approximately 4.5000 mills
• School Board of Palm Beach County: approximately 6.6500 mills
• Other taxing authorities (water management, hospital district, debt service): approximately 2.2398 mills (residual)
• Assessed-to-market ratio for first-year buy: 1.0 (just value tracks market at purchase)
• Inputs: purchase price, property type (SFH or condo), residency status (homestead-eligible US resident vs non-homestead Canadian)

6c. Homestead exemption and Save Our Homes

This calculation assumes a non-resident Florida buyer who is not eligible for either the Florida homestead exemption (which reduces assessed value by up to 50,000 USD) or the Save Our Homes 3% annual assessment cap. A Canadian who does not become a Florida primary resident cannot claim either, period. The financial gap between a homesteaded neighbour and a Canadian non-resident on the same street, over 10 years of ownership in a rising market, is typically 30,000 to 80,000 USD in cumulative additional property tax. See Florida Homestead exemption and Save Our Homes 3 % cap for the full mechanics.

7. Physical risks

Verified fact. Boca Raton sits on the Atlantic coast at approximately 26°22' N latitude, in the southern portion of the Atlantic hurricane corridor. The city's maximum historical hurricane impact in the modern record is Hurricane Wilma (October 2005), which produced Category 2 conditions in Palm Beach County (NHC Tropical Cyclone Report on Hurricane Wilma, 2006). No Category 3 or higher hurricane has produced a direct eyewall passage over Boca Raton in the NHC modern record (1950 to present).

Verified fact. Storm surge zones. Per Palm Beach County Emergency Management surge zones (based on SLOSH modeling), east Boca Raton areas east of US-1 generally sit in Surge Zone B or C (moderate storm category surge risk), with the immediate oceanfront and Intracoastal-adjacent areas in Zone A (Category 1 evacuation zone). West of I-95 areas are generally outside primary surge zones but can experience freshwater flooding from rainfall.

Verified fact. FEMA flood zones. New FEMA Flood Insurance Rate Maps (FIRMs) for Boca Raton became effective December 20, 2024. A "large portion" of the city falls within Special Flood Hazard Areas (SFHA), per the City of Boca Raton Floodplain Management office. The city is enrolled in the NFIP Community Rating System (CRS), which provides discount premiums for NFIP policies in the city.

Typical range. Flood insurance premiums in a Zone AE SFHA in coastal Boca run approximately 1,500 to 4,500 USD per year for an NFIP policy on a typical SFH, and 2,000 to 8,000 USD per year for higher-value or VE zone properties. Private flood policies (an alternative to NFIP) are available through carriers such as Neptune, Wright, and Lloyd's syndicates, and can be cheaper or more comprehensive depending on the property profile.

Verified fact. HVHZ and WBDR designation. Palm Beach County is not in Florida's High-Velocity Hurricane Zone (HVHZ). HVHZ applies only to Miami-Dade and Broward counties under the Florida Building Code. However, the entire Palm Beach County is in the Wind-Borne Debris Region (WBDR), with design wind speeds ranging from 140 mph to 180 mph 3-second gust depending on risk category and exposure (Palm Beach County Amendments to the Florida Building Code). This means all new construction in Boca Raton requires impact-rated windows and doors or approved opening protection (shutters), and product approvals must carry a Florida Product Approval (or higher Miami-Dade NOA) rating.

Verified fact. Pre-FBC housing stock. The 2002 Florida Building Code was a turning point in hurricane resistance. According to ACS data, Boca Raton's median year of construction for housing is 1983, indicating that a majority of Boca's housing stock is pre-FBC (built before 2002). Pre-FBC homes carry materially higher hurricane risk and insurance premiums regardless of construction material. East Boca, with older neighbourhoods, has a higher concentration of pre-FBC stock than West Boca, where the GL Homes 2010s and 2020s developments dominate.

Verified fact. Sinkholes are not a documented risk in Boca Raton (the FL sinkhole belt is in central Florida, primarily Pasco, Hernando, Hillsborough, and Polk counties).

8. Rental investment

Short-term rentals (less than 30 days)

The six STR sub-questions for Boca Raton:

1. Does the city ban, restrict, or permit STR? The City of Boca Raton's zoning code is interpreted by Boca Raton Planning and Zoning to prohibit short-term transient rentals (less than 30 days) in single-family residential zones. The prohibition is implied by zoning use definitions rather than explicitly listed as a separate ordinance. Enforcement is active. Last verified: May 2026.

2. Is a city STR license required? The city does not issue a separate STR license in residential zones because the use is prohibited. In permitted commercial zones (motels, hotels), standard Business Tax Receipt and lodging-establishment licensing apply.

3. Are there neighbourhood or zoning limits? Yes. The prohibition is geographic by zoning category. Single-family residential (R-1) and most multi-family residential (R-3) zones prohibit transient use; commercial-tourist (CT) zones permit motels and hotels.

4. Tourist Development Tax (TDT)? Palm Beach County levies a 6% Tourist Development Tax on rentals of 6 months or less (PBC Tax Collector). The host must collect and remit TDT to PBC monthly. Online platforms do not remit TDT to PBC.

5. Florida sales tax and surtax? Florida state sales tax of 6% plus Palm Beach County discretionary surtax of 0.5% (effective January 1, 2026, total 6.5%) applies to transient rentals. Total state and local rental tax burden in Palm Beach County on a 30-day-or-less rental is therefore 6% TDT + 6.5% state and local sales tax = 12.5% on gross rental receipts. Platform-collected portions vary by platform; the host remains liable for any uncollected amounts.

6. HOA and condo restrictions? Almost universally more restrictive than city rules. Most Boca Raton condo associations and HOA-governed communities impose minimum lease terms of 30, 60, 90 days, 6 months, or 1 year. Many oceanfront condos and luxury communities prohibit any rental for the first 1 to 2 years of ownership and limit rentals to once per year or twice per year thereafter. Review the condo declaration, bylaws, and recent amendments before signing.

Long-term rentals (30+ days)

Long-term rentals are permitted in residential zones, subject to standard landlord-tenant law (Florida Statutes Chapter 83). A Canadian non-resident landlord must obtain an ITIN, file Form 1040-NR annually (or make a Section 871(d) election to be taxed on net rental income at graduated rates), and is subject to FIRPTA on eventual sale. Canadian-side reporting: T1135 if foreign property cost basis exceeds 100,000 CAD; rental income reported on T776 and the foreign tax credit claimed on the Canadian return.

Typical range. Long-term rental yields in Boca on a non-leveraged basis are typically 4% to 6% gross of asking price, and 1% to 3% net of HOA, property tax, insurance, management, and maintenance. Net yield in Boca is structurally compressed by high HOA and insurance costs, particularly in east Boca condos.

Opinion, to flag as opinion. Boca Raton is not a cash-flow-positive long-term rental market for most Canadian buyers entering at current prices. It is, for the strategically positioned buyer, an asset-appreciation market with a holding cost. Treating it as a yield investment in the same frame as a Quebec multifamily or an Ontario triplex is a category error.

9. Daily life

9a. Healthcare

Verified fact. Primary acute care hospitals serving Boca Raton:

• Boca Raton Regional Hospital (part of Baptist Health South Florida, 800 Meadows Road, east Boca near I-95): 400+ beds, comprehensive cancer center, cardiac institute. The hospital's main campus is approximately 5 minutes from downtown Boca.
• West Boca Medical Center (HCA Healthcare, 21644 State Road 7, west of US-441): full-service community hospital serving West Boca and unincorporated PBC.
• Delray Medical Center (immediately north in Delray Beach): Level 1 trauma center for serious emergencies.

Urgent care: multiple chains operate in Boca, including MD Now, CareSpot, and Baptist Health Urgent Care. Typical wait times are 30 to 90 minutes for non-emergencies; cost varies by insurance status, with Canadian travel insurance typically requiring upfront payment and reimbursement.

Typical range. Bilingual French-speaking practitioners exist on an individual basis but no hospital-level program is documented. Spanish is the more common second-language in clinical settings.

9b. Canadian banking presence

Verified fact. TD Bank operates multiple branches in Boca Raton (US subsidiary of Toronto-Dominion Bank Group). RBC Bank in the US (subsidiary of Royal Bank of Canada) is online-first; no Florida branches. BMO Bank N.A. (subsidiary of Bank of Montreal) has commercial-focused presence in south Florida; no retail branches in Boca specifically.

9c. Walkability

Verified fact. WalkScore for Boca Raton city overall is approximately 39 (car-dependent), per WalkScore.com 2025 data. East Boca (downtown, Mizner Park area) scores significantly higher (60 to 75 in the immediate downtown core), while west Boca scores below 30. Public transit is limited: Palm Tran bus service operates in Boca but is not a primary commute mode for residents.

9d. Access from Canada

Fort Lauderdale-Hollywood International (FLL). 32 km south of Boca Raton, approximately 30 to 45 minutes drive depending on I-95 traffic. Primary airport for Boca. Direct flights from Canada include:

• YYZ Toronto Pearson: Air Canada, WestJet, Porter, Flair year-round
• YUL Montreal: Air Canada, Air Transat, WestJet (seasonal), Porter
• YOW Ottawa: Porter (seasonal high-season service)
• YHM Hamilton: Flair, occasional WestJet
• YYC Calgary, YVR Vancouver: WestJet (limited frequency, often via connection)

Palm Beach International (PBI). 40 km north of Boca Raton, approximately 30 to 40 minutes drive. Smaller and easier than FLL for many travelers. Direct flights from Canada:

• YYZ Toronto: Air Canada (year-round), WestJet (year-round)
• YUL Montreal: Air Canada (year-round), Air Transat (seasonal high season November to April)
• YOW Ottawa: seasonal service via Porter or WestJet in winter peak

Miami International (MIA). Approximately 80 km south, 50 to 75 minutes drive depending on traffic. Major hub for all Canadian carriers and the most flight options, but the longest drive and the heaviest traffic.

Boca Raton Airport (BCT). Located within the city limits but general aviation only (private jets, charter, light aircraft). No commercial scheduled service.

9e. Highways and regional access

• Interstate 95. North-south through east Boca, connects to Fort Lauderdale (30 min), Miami (50 to 70 min), West Palm Beach (25 to 35 min).
• Florida's Turnpike. Parallel north-south route west of I-95, less congested.
• Interstate 595 and Sawgrass Expressway. West connectors via Fort Lauderdale and Sunrise.
• US-1 (Federal Highway). East-of-I-95 north-south route through downtown.
• Glades Road, Palmetto Park Road, Yamato Road, Camino Real. Major east-west arteries connecting east and west Boca.

Tri-Rail commuter rail. Boca Raton Tri-Rail station (601 NW 53rd Street) connects Boca to downtown Miami, Fort Lauderdale, and West Palm Beach. Brightline (the higher-speed inter-city rail) does not stop in Boca; the nearest Brightline stations are Boca Raton's separate Brightline downtown station (opened late 2022) for Miami-West Palm-Orlando service. Service frequency on Brightline from Boca to Miami is approximately every 1 to 2 hours.

10. City-specific traps

1. Buying west of US-441 and assuming it's in Boca Raton. Properties with a 33433, 33496, or 33498 ZIP code in west Boca are often in unincorporated Palm Beach County, not the city. They pay no city millage (which sounds like a savings) but receive Palm Beach County Sheriff's Office service rather than Boca Raton Police, are zoned and code-enforced by the county, and rely on PBC for many municipal services. The total millage rate differs. Verify with the Palm Beach County Property Appraiser's parcel record before assuming city services.

1. Buying an east-Boca oceanfront condo over 25 years old without reading the SB-4D milestone inspection report and SIRS. Many oceanfront and Intracoastal condos in east Boca have faced or will face special assessments of 25,000 to 100,000+ USD per unit for structural repairs identified through milestone inspections. The HOA financials and recent meeting minutes will reveal the trajectory; the seller's disclosure may not.

1. Underestimating insurance by comparison with a Canadian or northeast US quote. Florida insurance premiums (homeowners + flood + wind, where applicable) are structurally 2× to 4× equivalent Canadian or New York policies. Budget at minimum 1% to 1.5% of property value per year for total insurance on east-of-I-95 properties, more for pre-2002 construction or properties near the coast.

1. Assuming country club fees are optional in Boca West, Broken Sound, Woodfield, or other mandatory-membership communities. Equity membership, initiation fees, and monthly dues can add 20,000 to 100,000+ USD per year on top of the property carry cost, depending on the club. Many of these clubs have multi-year resale restrictions on memberships. Verify the membership structure and resale terms before offering.

1. Treating Boca STR opportunity as equivalent to other Florida markets. The city's zoning code interpretation effectively prohibits short-term transient rental in single-family residential zones, and HOA / condo rules typically impose 30-day minimum at a minimum (often 90 days or 6 months). A Canadian buyer underwriting an Airbnb thesis on a Boca purchase is underwriting against the city's enforcement posture.

1. Pre-FBC purchase without insurance and impact-window budget. Boca's median construction year is 1983. A Canadian buying east of I-95 in an older single-family home should expect to budget 30,000 to 100,000 USD in the first 3 years for impact window installation (Florida Product Approval rated), a code-compliant roof replacement, and possible electrical or plumbing upgrades. The insurance market increasingly refuses to renew or write new policies on pre-FBC roofs over 10 to 15 years old without upgrade.

1. Confusing Boca Raton with Highland Beach. Highland Beach is a separate municipality immediately south of Boca Raton's beachfront city limit, occupying a narrow strip between A1A and the Atlantic. Highland Beach has its own town government, building department, and millage rate. Many "Boca Raton" oceanfront condos on the marketing side are technically in Highland Beach. Verify the municipal jurisdiction in the Palm Beach County PA parcel record.

11. Owner's toolkit

Permits and construction. Boca Raton Development Services (200 NW Boca Raton Blvd, downtown city hall): www.myboca.us, online permitting via the eTRAKiT portal. Most residential interior alterations, electrical, plumbing, and mechanical work require permits. Roof replacements, impact window installations, additions, and exterior work always require permits. Typical residential permit approval time: 2 to 6 weeks for routine work, longer for additions or substantial renovations.

Property taxes and assessment. Palm Beach County Property Appraiser (pbcpao.gov) maintains the parcel record and assessed value. Palm Beach County Tax Collector (pbctax.gov) issues the tax bill. Florida property tax calendar: bills issued November, paid with 4% discount in November, 3% in December, 2% in January, 1% in February, full amount due by March 31. Delinquent April 1.

Code enforcement. City of Boca Raton Code Enforcement: 561-393-7700. Online complaint portal via www.myboca.us. Active violations can be searched on the city's public records portal.

Utilities. City of Boca Raton Utility Services (water, sewer, garbage): 561-338-7300, www.myboca.us. Boca Raton operates its own water and wastewater utility (not a county-wide system). Electricity is Florida Power and Light (FPL.com). Gas is rare; most homes use electric. Internet and TV are competitive between Xfinity (Comcast), AT&T Fiber, and Hotwire (in select communities).

Hurricane preparedness. Palm Beach County evacuation zones map: pbcgov.com/dem (Department of Emergency Management). Boca's east-of-US-1 areas are generally Zone A or B (evacuate for Category 1 or 2 storms). Sandbag distribution sites are activated 48 to 72 hours before landfall threat at city public works yards.

Emergency numbers. 911 for emergencies. Boca Raton Police non-emergency: 561-368-6201. Boca Raton Fire Rescue: 561-982-4000. Boca Raton Regional Hospital ER: 561-955-7100.

12. Further reading

For Canadian-specific topics that intersect with Boca Raton purchase decisions:

• FIRPTA : 15 % withholding on US property sales by foreign persons on the 15% withholding on US real property sales by foreign persons
• Florida Homestead exemption on Florida homestead exemption (and why Canadians can't claim it)
• Save Our Homes 3 % cap on the 3% annual assessment cap
• SB-4D condo milestone inspections on Florida condominium milestone inspections post-Surfside
• Florida property insurance for Canadian non-residents on the Florida property insurance market for Canadian non-residents
• East vs West vs Central Florida : Florida's three zones for Canadians on Florida's three geographic divisions for Canadian buyers
• Choosing a Florida city as a Canadian : 7-step journey on the framework for choosing a Florida market as a Canadian

About the editorial team. This guide was researched and drafted by the canadaflorida.com editorial team, using primary sources from Florida and Canadian government agencies, county records, and licensed-professional reporting. We are not licensed real estate agents, attorneys, accountants, tax professionals, insurance brokers, or financial advisors in any jurisdiction. We are editors and researchers writing for an informed Canadian audience.

Essential disclaimer. This article is educational reference material. It is not legal, tax, financial, or real estate advice. Property tax rates, building codes, zoning interpretations, and market data change. Verify current figures against the cited primary sources before any decision. Consult licensed professionals in the relevant jurisdiction (Florida or your Canadian province) for any actionable matter.