Oceanfront vs Intracoastal Living in Highland Beach

Trying to choose between waking to Atlantic waves or stepping onto your own dock? In Highland Beach, you can live on the ocean or along the Intracoastal Waterway, and both deliver a distinct coastal lifestyle. You want the right fit for how you relax, entertain, and plan for long-term ownership.

This guide breaks down lifestyle, property types, risk and insurance, costs, and resale considerations, all specific to Highland Beach. You’ll also get a simple buyer checklist and seller tips, plus trusted local resources to verify any property. Let’s dive in.

Highland Beach basics

Highland Beach sits on a narrow barrier island between Boca Raton and Delray Beach. The town is primarily residential, with oceanfront buildings on the Atlantic side and single-family homes, condos, and townhomes along the Intracoastal. Day-to-day shopping and dining are close by in Boca and Delray.

On the oceanfront, you’ll mostly find mid- and high-rise condominiums with direct beach access. On the Intracoastal, inventory includes single-family homes with private docks, plus low- and mid-rise condos and townhomes with shared slips. Your choice often comes down to what you value most: immediate beach life or boating at your doorstep.

For local ordinances, building permits, and service contacts, start with the Town of Highland Beach.

Oceanfront living essentials

Beach access and views

If you want to step onto the sand, oceanfront is unmatched. You’ll enjoy panoramic ocean views and easy access for swimming, sunning, and walking the shoreline. Orientation and building height shape your sunrise and horizon views.

Privacy and activity

Oceanfront areas can see more activity near public beach paths, and wave action can add ambient sound. High-rise elevations can increase privacy by adding distance from ground-level activity.

Buildings and amenities

Most oceanfront options are condominiums with shared amenities. Expect HOA oversight, building rules, and common-area care, which can simplify maintenance while concentrating costs into association fees and potential assessments.

Intracoastal living essentials

Boating and docks

If you want to keep a boat at home, the Intracoastal side is the clear winner. Many properties include private docks, boat lifts, and direct access to calm waters for boating, kayaking, and paddleboarding.

Views and feel

Expect protected-water views and a quieter setting away from beach foot traffic. Boat activity can create some wake and sound, but the overall feel is more sheltered than the open ocean.

Home types and space

You’ll find more single-family homes on the Intracoastal, often with larger outdoor areas and water frontage. Condos and townhomes are also available, frequently with shared moorings or slips.

Risks and rules to know

Flood zones and elevation

Both sides of the island face coastal risk, but in different ways. Oceanfront properties are more exposed to storm surge, wave action, and erosion. Intracoastal properties can face tidal flooding and canal backups during storms. Always check the specific FEMA flood zone and request an elevation certificate for the property using the FEMA Map Service Center.

Long-term sea-level rise can increase erosion for oceanfront homes and raise the risk of nuisance tidal flooding on the Intracoastal side. Explore scenarios with the NOAA Sea Level Rise Viewer and factor in your ownership horizon.

CCCL and dunes

If you plan construction or structural changes near the beach, confirm whether the property sits seaward of Florida’s Coastal Construction Control Line. Projects in this zone require added review to protect dunes and the shoreline. Learn more through the Florida DEP Coastal Construction Control Line.

Permits for waterfront work

Seawalls, docks, and dredging often involve multiple approvals. Expect to work with the Town, Palm Beach County, Florida DEP, and in some cases the U.S. Army Corps of Engineers. Start your research with the U.S. Army Corps of Engineers permit guidance and coordinate early with local contractors.

Insurance and ongoing costs

Coastal insurance in Florida includes two layers: homeowner or wind coverage, and flood insurance. Underwriting can be strict, and premiums vary by elevation, construction, and flood zone. Keep an eye on state market conditions through the Florida Office of Insurance Regulation and confirm eligibility for private carriers. If needed, Citizens is a market participant for wind coverage; understand requirements at Citizens Property Insurance.

Condo costs to watch

Oceanfront condominiums often have higher HOA fees that cover common-area maintenance and the building’s master policy. Older buildings can face special assessments for repairs such as concrete restoration or balcony work. Review reserve studies, board meeting minutes, and the building’s roof and envelope history.

Single-family costs to watch

On the Intracoastal, plan for seawall and dock maintenance over time. Budget for boat-lift service, underwater inspections as needed, and potential dredging in specific locations. Factor in hurricane protection improvements like impact windows and shutter systems.

Value drivers and resale

Oceanfront properties usually command a premium for direct beach frontage and open-water views. Many oceanfront options are amenity-rich condos that appeal to buyers seeking turnkey living. Intracoastal single-family homes with quality docks and wide-water views can match or exceed oceanfront pricing on a per-property basis.

Key factors that influence value include:

• View quality and orientation.
• Presence and specifications of a private dock or lift.
• Building age, condition, reserves, and recent assessments.
• Elevation, flood mitigation, and insurance costs.
• Rental flexibility under HOA or town rules.

For public records and valuation history, check the Palm Beach County Property Appraiser. For statewide trend context, review reports from Florida Realtors and ask for hyper-local comps at the time you are ready to transact.

Buyer checklist

Use this quick list to evaluate any Highland Beach waterfront property:

• Confirm FEMA flood zone and request an elevation certificate. Use the FEMA Map Service Center.
• Get written quotes for wind and flood insurance from a coastal-savvy agent. Check eligibility for Citizens Property Insurance if needed.
• Oceanfront condos: review reserve studies, meeting minutes, special assessments, and the building’s structural maintenance history.
• Intracoastal homes: inspect the seawall, dock, and lift. Ask for maintenance records and any underwater inspection reports.
• Verify permits for past renovations and any planned work. Consult the Town of Highland Beach and applicable county or state agencies.
• If adding or modifying a dock or seawall, confirm required permits, which may involve the U.S. Army Corps of Engineers and state agencies.
• Review HOA or condo rules for rental policies, pet rules, and usage restrictions.
• Assess long-term resiliency. Explore the NOAA Sea Level Rise Viewer and ask about local mitigation projects.

Seller tips

• Oceanfront sellers: highlight beach access, ocean views, and recent building maintenance or assessments. Have HOA reserves and insurance details ready for buyer review.
• Intracoastal sellers: emphasize dock capabilities, any new or reinforced seawall, and documented permits and service history.
• All sellers: prepare required disclosures, flood and elevation info, and recent insurance summaries. Organized records build buyer confidence and speed up due diligence.

Which side fits you

Choose oceanfront if you want:

• Immediate beach access and open-horizon views.
• Amenity-driven condo living with simplified maintenance.
• A lock-and-leave lifestyle that prioritizes sun and surf.

Choose Intracoastal if you want:

• Private dockage and easy access to boating and paddle sports.
• Single-family space and outdoor areas, or a condo with boat slips.
• Sheltered-water views and a quieter setting away from the beach.

Next steps

Whether you lean oceanfront or Intracoastal, the right advisor helps you balance lifestyle and long-term resilience. Our team pairs concierge guidance with practical, renovation-informed advice, from insurance strategies and dock inspections to HOA review and marketing your home for top results. Ready to compare specific buildings and streets, or prepare your property for market?

Reach out to Hall Luxury Homes Group to Request a Concierge Consultation.

FAQs

Is oceanfront or Intracoastal more expensive in Highland Beach?

• Generally, oceanfront carries a premium for direct beach frontage and views, while large Intracoastal homes with quality docks can meet or exceed oceanfront pricing depending on lot, dock specs, and home condition.

How do flood zones affect insurance for Highland Beach waterfront homes?

• Many oceanfront properties fall in more stringent zones like VE, while Intracoastal homes are often in AE or similar zones; both can be costly to insure, so get quotes for wind and flood policies and verify the property’s zone through the FEMA Map Service Center.

Can I add or modify a dock on an Intracoastal property in Highland Beach?

• Most waterfront work requires permits from the Town, County, state agencies, and sometimes the U.S. Army Corps of Engineers; confirm requirements before planning improvements.

What should I review in an oceanfront condo HOA before buying?

• Focus on reserves, recent and pending special assessments, building envelope and concrete restoration history, rental rules, and the master insurance policy and deductibles.

How will sea-level rise impact long-term ownership in Highland Beach?

• Oceanfront faces erosion and stronger wave impacts over time, while the Intracoastal side can see more frequent tidal flooding; explore scenarios with the NOAA Sea Level Rise Viewer and weigh your time horizon and insurance outlook.