The Oaks at Boca Raton vs Royal Palm Polo
Boca Raton · Palm Beach County
The Oaks at Boca Raton and Royal Palm Polo are the two flagship membership-free estate communities in Boca, and the honest difference is vintage and geography. The Oaks is the established West Boca standard: several hundred Mediterranean-style customs with resort amenities funded by the HOA. Royal Palm Polo is the newer central-Boca answer: Toll Brothers estate homes minutes from downtown with contemporary architecture. Established scale out west versus newer product in the center of town.
The figures, side by side
| The Oaks at Boca Raton | Royal Palm Polo | |
|---|---|---|
| Listings for sale now | 7 MLS listing feed, listed now, as of November 11, 2026 | 8 MLS listing feed, listed now, as of November 11, 2026 |
| Median asking price, homes | $3.4M MLS listing feed, listed now, as of November 11, 2026 | $3.3M MLS listing feed, listed now, as of November 11, 2026 |
| Median asking price, all residential | $3.4M MLS listing feed, listed now, as of November 11, 2026 | $3.3M MLS listing feed, listed now, as of November 11, 2026 |
| Median asking price per square foot, all residential | $598 per sq ft MLS listing feed, listed now, as of November 11, 2026 | $705 per sq ft MLS listing feed, listed now, as of November 11, 2026 |
| MLS closed sales, all residential, last 90 days | 3 MLS listing feed, closed sales, last 90 days, as of September 30, 2026 | None MLS listing feed, closed sales, last 90 days, as of November 12, 2026 |
| Recorded sales, all residential, 3 months | 8 County property appraiser sales on the Florida tax roll, 3 months to August 2026, as of August 2026; September 2026 left out, the county roll is still recording that month: 648 sales against a usual 2,926 | 3 County property appraiser sales on the Florida tax roll, 3 months to August 2026, as of August 2026; September 2026 left out, the county roll is still recording that month: 648 sales against a usual 2,926 |
| Median recorded sale price, all residential, 3 months | $3.7M County property appraiser sales on the Florida tax roll, 3 months to August 2026, as of August 2026; September 2026 left out, the county roll is still recording that month: 648 sales against a usual 2,926 | Not available fewer than 5 recorded sales to measure |
| Recorded sales, all residential, 12 months | 37 County property appraiser sales on the Florida tax roll, 12 months to August 2026, as of August 2026; September 2026 left out, the county roll is still recording that month: 648 sales against a usual 2,926 | 12 County property appraiser sales on the Florida tax roll, 12 months to August 2026, as of August 2026; September 2026 left out, the county roll is still recording that month: 648 sales against a usual 2,926 |
| Median recorded sale price, all residential, 12 months | $2.5M County property appraiser sales on the Florida tax roll, 12 months to August 2026, as of August 2026; September 2026 left out, the county roll is still recording that month: 648 sales against a usual 2,926 | $3.1M County property appraiser sales on the Florida tax roll, 12 months to August 2026, as of August 2026; September 2026 left out, the county roll is still recording that month: 648 sales against a usual 2,926 |
| Median recorded price per square foot, all residential, 12 months | $459 per sq ft County property appraiser sales on the Florida tax roll, 12 months to August 2026, as of August 2026; September 2026 left out, the county roll is still recording that month: 648 sales against a usual 2,926 | $660 per sq ft County property appraiser sales on the Florida tax roll, 12 months to August 2026, as of August 2026; September 2026 left out, the county roll is still recording that month: 648 sales against a usual 2,926 |
| Recorded parcels | 420 County property appraiser parcel list, current appraiser parcel list, as of November 12, 2026 | 266 County property appraiser parcel list, current appraiser parcel list, as of November 12, 2026 |
| Median year built | 2006 County property appraiser parcel records, current parcel records, as of October 26, 2026 | 2020 County property appraiser parcel records, current parcel records, as of October 26, 2026 |
| Median lot size | 0.3 acres County property appraiser parcel records, current parcel records, as of October 26, 2026 | 0.3 acres County property appraiser parcel records, current parcel records, as of October 26, 2026 |
| Owner-occupied (homestead) parcels | 72.4% County property appraiser parcel list, current appraiser parcel list, as of November 12, 2026 | 80.8% County property appraiser parcel list, current appraiser parcel list, as of November 12, 2026 |
| Homes in a FEMA high-risk flood zone | None of 18 FEMA flood maps, checked at each listed home, current FEMA flood maps, as of October 30, 2026 | None of 20 FEMA flood maps, checked at each listed home, current FEMA flood maps, as of October 19, 2026 |
| Median flood insurance policy cost | $650 a year FEMA National Flood Insurance Program policy data, ZIP 33496, zone X, single-family policies effective October 27, 2025 to October 27, 2026, as of October 27, 2026 | $650 a year FEMA National Flood Insurance Program policy data, ZIP 33496, zone X, single-family policies effective October 27, 2025 to October 27, 2026, as of October 27, 2026 |
| Median household income | $92,440 U.S. Census Bureau American Community Survey, ACS 2019 to 2023, census tract 77.43, as of October 8, 2026 | $172,589 U.S. Census Bureau American Community Survey, ACS 2019 to 2023, census tract 70.05, as of October 8, 2026 |
Not available for either community yet: Median asking price, condos; Median MLS closed price, all residential, last 90 days; Parcels with a recorded mortgage.
Medians need at least five homes, sales or policies behind them. Each figure is read from its own source on the date shown.
Four ways these communities differ
Setting and lifestyle
The Oaks operates like a resort community: tennis and fitness campus, clubhouse dining, and a social calendar, all included through the association rather than a club membership.
Royal Palm Polo is quieter and more residential: a staffed gate, a clubhouse and courts sized to the community, and downtown Boca ten minutes away doing the entertaining.
Location
Deep West Boca off Clint Moore Road: a true suburban estate setting with the tradeoff of a longer run to the beach and downtown.
Central Boca off Jog Road: the rare newer estate community where Mizner Park, the Town Center mall, and the schools of central Boca are all close.
Homes
Custom and semi-custom Mediterranean estates built through the 2000s, now trading heavily on renovation level; fully redone homes command wide premiums.
Toll Brothers designs from the 2010s onward, contemporary and transitional, with newer systems and the uniformity of a single-builder community.
Economics
Substantial HOA fees fund the guard gate and the full amenity campus; no club equity or dues ever.
HOA fees fund the staffed gate and amenities at a similar structure; pricing per square foot typically runs higher for the newer construction and the central location.
Our honest read
Choose on age of home and center of gravity. Families who want the amenity-rich, everyone-knows-everyone resort pattern, and the value of a renovated estate at West Boca pricing, tend to land at The Oaks. Buyers who prioritize newer construction, cleaner architectural lines, and proximity to downtown Boca lean Royal Palm Polo and accept the smaller amenity campus. Both deliver the estate lifestyle without a club obligation, so the decision is rarely about the gates themselves.
For the wider field, see our guide: Gated estate communities of Palm Beach County.
The Oaks at Boca Raton vs Royal Palm Polo, answered
Do these communities have club memberships?
No. Both are HOA-funded communities: the gate, amenities, and common grounds are covered by association fees, with no equity contribution or annual club dues. That structure is exactly why buyers shortlist them against the mandatory-membership clubs nearby.
Which has the better amenities?
The Oaks, by breadth: its tennis program, fitness campus, and clubhouse dining operate at a scale closer to a country club than a typical HOA. Royal Palm Polo’s amenities are newer but more compact. Buyers who want the full campus choose The Oaks; buyers who mostly want the gate choose on the homes.
How do the schools compare?
Both feed well-regarded Boca schools, public and private, with Royal Palm Polo sitting closer to the central-Boca private school cluster. Assignments vary by parcel and change over time, so we verify current zoning for any specific address during due diligence.