Ocean-to-Intracoastal Living in Highland Beach

Picture your morning coffee with ocean light, your afternoon on the sand, and sunset cocktails while your boat rests on the Intracoastal. If you are considering a low‑key second home or a lock‑and‑leave retreat, Highland Beach offers that rare ocean‑to‑Intracoastal lifestyle in a quiet, boutique setting between Boca Raton and Delray Beach. You want easy beach access, straightforward boating, and confidence about insurance and maintenance. This guide walks you through what to know so you can buy with clarity and enjoy the best of both waters. Let’s dive in.

Highland Beach at a glance

Highland Beach sits on a narrow barrier island with the Atlantic Ocean on one side and the Intracoastal Waterway on the other. The town is primarily residential, with oceanfront and Intracoastal condos and some single‑family homes. The feel is calm and low‑density, with fewer restaurants and nightlife than its larger neighbors.

You are minutes from the amenities of Boca Raton and Delray Beach. That means quick access to dining, culture, shopping, medical care, and nearby marinas. Regional airports, including Palm Beach International and Fort Lauderdale–Hollywood, make seasonal or long‑weekend visits practical for out‑of‑state owners.

Beach access basics

Florida law generally treats the beach below the mean high‑water line as public. The upland dry sand above that line is often private and may be controlled by a condo association or property owner. In practice, many buildings and communities in Highland Beach have resident‑oriented access points and rules on use and hours.

If direct sand access is a top priority, confirm how access works for a specific property. Ownership can include private pathways or deeded rights, or rely on association or municipal access points. Ask about rules for guests, parking, and any building policies on beach gear.

Walkability to the sand

Highland Beach is narrow, so most properties are a short walk to the ocean, even if you are on the Intracoastal side. For day‑to‑day living, the vertical experience also matters. Low‑rise and high‑rise buildings differ in how easy it is to move chairs, umbrellas, or paddle gear to the beach. Review floor plans, elevator access, and any building guidelines for storing and transporting beach items.

A quick checklist for beach ease:

• Confirm deeded beach access or association pathways in writing.
• Ask about guest passes, pet policies, and beach hours.
• Check parking availability for seasonal visitors.
• Review building rules on storing boards, kayaks, and carts.

Dockage and boating on the ICW

Oceanfront homes typically do not have docks because of surf exposure and coastal rules. If boating is your focus, look to Intracoastal properties. Many single‑family lots on the ICW have private docks, and some condominiums offer assigned slips for owners. Expect wait lists in certain communities and rules on slip transfers or rentals.

The Intracoastal Waterway provides sheltered cruising and access to open Atlantic waters through marked inlets. Boat size, draft, and seaworthiness matter for ocean runs. If you own a larger vessel or need service, deepwater marinas in nearby Boca Raton and Delray Beach can cover transient slips and full‑service needs.

What to verify for any dock or slip:

• Whether a slip is included in the sale, deeded, or leased through the association.
• Any size, lift, or usage limits set by local codes or your community.
• Slip transfer rules, rental policies, and wait list timelines.

Permits, seawalls, and maintenance

New dock construction or changes to existing marine structures usually require approvals from Palm Beach County, the Florida Department of Environmental Protection, and often the U.S. Army Corps of Engineers. Local ordinances regulate setbacks, lift devices, and slip counts to protect navigation and coastal resources.

Seawall condition is a major consideration for Intracoastal homes. Seawalls are often privately owned, and owners are responsible for maintenance. Request recent inspection reports, review any as‑built documents, and get quotes for expected upkeep. Ask about any planned local projects or special assessments for seawall upgrades or shoreline work.

Insurance, flood zones, and risk planning

Coastal properties commonly fall within FEMA Special Flood Hazard Areas. If a structure is in a designated flood zone and you finance the purchase, your lender will usually require flood insurance. Obtain the current FEMA flood map for the parcel and request an elevation certificate. This document helps you understand Base Flood Elevation and how the structure is rated for insurance.

Hurricane and wind coverage is another key cost. Florida’s market has seen volatility, and some owners use Citizens Property Insurance if private coverage is not available. Mitigation features like impact‑resistant glass, shutters, and roof straps may earn credits. The best step is to secure property‑specific quotes early, since premiums can affect your annual budget.

Sea‑level rise and storm surge risk are also planning factors in South Florida. NOAA and local agencies publish guidance and projections. Many buyers layer this information into long‑term decisions about elevation, resilience upgrades, and carry costs.

Insurance and risk checklist:

• Request an elevation certificate and review FEMA flood zone status.
• Obtain current quotes for homeowners, wind, and flood coverage.
• Confirm mitigation features and available credits.
• Review seawall and roof reports for potential future costs.

Lifestyle and daily convenience

Highland Beach has limited commercial activity by design, which keeps the atmosphere residential and quiet. For groceries, restaurants, cultural venues, and specialty medical care, residents typically head to Boca Raton or Delray Beach. This balance appeals to many second‑home owners and empty‑nesters who value privacy and low traffic, with quick access to nearby amenities.

Healthcare is a practical consideration for many buyers. Major hospitals and specialty providers are nearby in Boca Raton and West Palm Beach. For seasonal travel, plan your airport routes and timing during peak season, when road patterns change.

Taxes, residency, and rentals

Florida does not have a state income tax. Primary residents who establish Florida residency can apply for a homestead exemption, which provides property tax benefits, but second‑home owners usually do not qualify. Property tax rates are assessed at the county and municipal level, so confirm the current assessment and any non‑ad valorem items for a specific parcel.

Short‑term rental rules vary by municipality and association. In Highland Beach and across Palm Beach County, minimum rental durations and registration requirements are common. If rental income is part of your plan, review the town rules and your building’s bylaws before you buy.

Matching your priorities to property types

The right choice depends on what you want most.

• If you prize immediate sand access: focus on oceanfront condos or single‑family homes with deeded pathways and simple elevator or stair routes to the beach.
• If your top priority is boating: look for Intracoastal homes with private docks or condominiums that offer deeded or assignable slips, and review marina options for larger vessels.
• If you want quiet with convenience: consider properties on low‑traffic residential streets, then plan your dining and shopping in Boca Raton or Delray Beach.

Smart buyer due diligence checklist

Before you write an offer, assemble a complete picture:

Documents and records

• Current property survey and any deed restrictions.
• Condominium documents, association budgets, and recent meeting minutes.
• Dock and seawall permits with as‑built drawings.

Risk and insurance

• FEMA flood map for the parcel and an elevation certificate.
• Current quotes for homeowners, wind, and flood insurance.
• Structural inspection with emphasis on foundation, roof, and marine structures.

Use and rules

• Confirmation of deeded beach access or association pathways.
• Association rules on rentals, pets, guest parking, and slip transfers.
• Status of any local shoreline projects, seawall improvements, or assessments.

Lifestyle logistics

• Travel times to nearby marinas, medical providers, and airports during peak season.
• Parking and storage for seasonal guests and beach or boating gear.

How a local advisor simplifies everything

Ocean‑to‑Intracoastal living in Highland Beach blends beach days, boating, and a calm island pace. The details are where your purchase becomes effortless. A local expert can align deeded beach access, dock rights, association rules, flood status, and insurance quotes with your lifestyle and budget. With thoughtful due diligence and clear expectations, you can enjoy a second home that feels turnkey from day one.

If you are ready to see how your wish list fits Highland Beach, connect with Tanya Ajay for a concierge planning session and a curated tour of options. Schedule a Private Consultation.

FAQs

What does ocean‑to‑Intracoastal living mean in Highland Beach?

• It describes properties that place you within minutes of both the Atlantic beach and the Intracoastal Waterway, often with deeded beach access and, on the ICW side, potential for private docks or condo slips.

How does beach access typically work for Highland Beach condos?

• Access is often managed by the association, with private pathways for owners; confirm whether access is deeded, review rules for guests and pets, and check any parking limits.

Can I have a private dock on the Intracoastal in Highland Beach?

• Many single‑family ICW homes have private docks, and some condos offer assigned slips; verify deeded vs leased status, size limits, and any association transfer rules.

What insurance and flood documents should I request as a buyer?

• Ask for the FEMA flood zone status, an elevation certificate, recent quotes for homeowners, wind, and flood insurance, and any mitigation details like shutters or impact glass.

Are short‑term rentals allowed in Highland Beach?

• Local rules and association bylaws often set minimum rental periods and registration requirements, so review both municipal policies and your building’s governing documents.

What should I know about seawalls and maintenance on ICW homes?

• Seawalls are typically a private owner responsibility; request recent inspection reports, confirm permits and as‑builts, and budget for periodic repairs or upgrades.