West Palm Beach neighborhoods compared
The typical West Palm Beach home is worth about $404,300 (+1.4% in a year, Zillow, August 2026). The 14 areas below range around that figure.
| Area | Typical home value | 12-month change | What it’s like |
|---|---|---|---|
| Downtown | $597,000 | +7.6% | Clematis Street, Rosemary Square and both rail stations; mostly condos and apartments. |
| El Cid | $3,573,200 | +14.2% | 1920s Mediterranean Revival and Mission homes between South Dixie Highway and South Flagler Drive. |
| Prospect Park and Southland Park | $2,299,600 | +18.7% | Historic district on the Lake Worth Lagoon south of Monroe Drive, buildings from 1922 to 1945. |
| Flamingo Park | $1,183,600 | +12.1% | 458 historic buildings on 95 acres, Mission and Spanish Revival styles. |
| Grandview Heights | $944,100 | −3.3% | One of the oldest intact neighborhoods, built about 1910 to 1925, bungalows and Colonial Revival. |
| Central Park | $761,000 | +9.5% | Subdivisions north of Southern Boulevard along South Olive Avenue and Dixie Highway. |
| Vedado | $493,800 | −0.7% | Mostly one-story homes built 1947 to 1957 around Vedado Park, near the airport. |
| Old Northwood | $974,100 | +14.4% | 320 historic buildings from the 1920 to 1927 boom, north of downtown. |
| Northboro Park | n/a | n/a | Historic district between 36th and 40th Streets, Broadway and Flagler Drive. |
| Northwood Hills | $353,200 | +1.0% | Historic district in the Northwood area, designated in 2003. |
| Bel Air | n/a | n/a | Small historic district developed from 1925 to 1935. |
| North end (ZIP 33407) | $356,100 ZIP 33407 | +2.7% | Northern ZIP including the Northwood Marina District and new GL Homes estates. |
| South end (ZIP 33405) | $636,600 ZIP 33405 | +8.5% | The most expensive ZIP, covering the south-end historic districts and the Palm Beach Zoo. |
| Western ZIP 33411 | $466,800 ZIP 33411 | +0.6% | Large western ZIP that also takes in Royal Palm Beach addresses outside the city. |
Values: Zillow Home Value Index, August 2026, for the Zillow neighborhood or ZIP code shown. “n/a” means Zillow does not publish a clean figure for that area. Neighborhood boundaries vary between sources, and a typical value is a benchmark, not a quote for a particular home.
West Palm Beach neighborhoods one by one
Every area in the comparison table, with the facts that set it apart. Values are Zillow's typical home value for August 2026 and the change over 12 months. Historic district boundaries and dates come from the National Register listings; the city itself lists 18 locally designated districts, and exterior changes in them need a certificate of appropriateness.
Downtown
The city's commercial core runs along Clematis Street, the historic shopping and nightlife street, and Rosemary Square, which opened as CityPlace in 2000. The Mandel Public Library opened at 411 Clematis Street in 2009, Brightline's station is at 260 Quadrille Plaza Drive and Tri-Rail's at 203 South Tamarind Avenue. Housing is mostly condos and rentals, and addresses inside the Downtown Development Authority pay an extra 0.97 mills of property tax. Typical value $596,955, up 7.6%.
El Cid
Bounded by Flamingo Drive, South Flagler Drive, Dyer Road and South Dixie Highway, El Cid has 281 historic buildings. Builders filled most lots between 1923 and 1926 with Mediterranean Revival and Mission-style houses, and the district joined the National Register on August 31, 1995. It is the most expensive neighborhood Zillow tracks in the city: $3,573,235, up 14.2%.
Prospect Park and Southland Park
This district runs between the Lake Worth Lagoon, South Dixie Highway, Monceaux Road and Monroe Drive, with buildings from 1922 to 1945, and was listed on the National Register on April 8, 2011. Prospect Park was marketed as a high-end neighborhood modeled on the Brooklyn district of the same name. Typical value $2,299,563, up 18.7%, the second-highest in the city.
Flamingo Park
Originally a pineapple plantation, Flamingo Park covers 95 acres bounded by Park Place, Parker Avenue, Belvedere Road and Florida Avenue, with 458 historic buildings, mostly Mission and Spanish Revival. It was added to the National Register on July 14, 2000. Typical value $1,183,591, up 12.1%.
Grandview Heights
Built from about 1910 to 1925 as an extension of Palm Beach Heights, Grandview Heights is one of the city's oldest intact neighborhoods. Its 268 historic buildings include bungalows, Craftsman and Colonial Revival houses, and it was listed on July 8, 1999. Typical value $944,092, down 3.3%, one of the few historic areas to fall over the year.
Central Park
A collective name for several subdivisions north of Southern Boulevard. The Central Park historic district, also called the Estates of South Palm Beach, runs roughly along Dixie Highway (State Road 805) and South Olive Avenue from Monroe Drive to Southern Boulevard, with 155 historic buildings on 24 acres. Typical value $761,048, up 9.5%.
Vedado
Bounded by Merrill Avenue, Southern Boulevard, Parker Avenue and Paseo Morella, Vedado began in the 1924 to 1928 land boom but was mostly built out with one-story homes between 1947 and 1957, when nearby Morrison Field, now Palm Beach International Airport, drew returning veterans. Styles range from Mediterranean Revival to Ranch and Split Level around Vedado Park, laid out in 1924. Typical value $493,789, down 0.7%. Check aircraft noise at the specific address.
Old Northwood
North of downtown, bounded by Broadway, North Dixie Highway and 26th and 35th Streets, Old Northwood was developed from 1920 to 1927 at the height of the city's real estate boom. It has 320 historic buildings on 90 acres and joined the National Register on April 14, 1994. Typical value $974,059, up 14.4%.
Northboro Park
An expansion of Old Northwood made up mostly of custom houses, bounded by 40th Street, Flagler Drive, 36th Street and Broadway, and listed on the National Register on February 20, 2007. Zillow does not publish a separate value for it, so ask for recent sales on the specific street.
Northwood Hills
Designated a historic district on August 4, 2003, in the Northwood area. It is one of the lower-priced historic neighborhoods, with a typical value of $353,208, up 1.0%. Confirm with the city whether a particular house is a contributing structure before you plan exterior changes.
Bel Air
A small historic district developed from 1925 to 1935. Zillow does not publish a separate value, so price homes here from recent comparable sales, and check the historic review rules if you plan to renovate.
North end (ZIP 33407)
ZIP 33407 covers the city's north end, including the Northwood Marina District, where GL Homes is building 100 homes at 425 40th Street priced from $1.8 million to $3 million. The ZIP also includes the separate Town of Mangonia Park, whose town hall has a 33407 address, so check the jurisdiction. Typical value $356,104, up 2.7%.
South end (ZIP 33405)
The city's highest-value ZIP at $636,629, and the fastest rising, up 8.5% on the year. The Palm Beach Zoo at 1301 Summit Boulevard has a 33405 address. Neighborhood values inside a ZIP vary a lot, so use the neighborhood figures above rather than the ZIP average when you price a specific home.
Western ZIP 33411
A large ZIP west of the older city. Royal Palm Beach's village hall has a 33411 address, which shows how far this mailing area extends beyond city limits; a home with a West Palm Beach address here may not be in the city at all. Typical value $466,791, up 0.6%. Look up each parcel on the property appraiser's site before comparing costs.
Other West Palm Beach neighborhoods by price
Zillow tracks 35 neighborhoods in the city. Beyond the areas profiled above, here is where the rest sat in August 2026, grouped by typical value, with the 12-month change.
- Above $900,000: Pineapple Park - Ibis ($987,060, +3.1%) and Providencia Park ($955,810, +9.6%).
- $500,000 to $700,000: Pineapple Park ($659,226, +15.1%), Northwood Shores ($635,692, +28.7%) and Northwood Gardens ($549,703, +11.5%).
- $400,000 to $500,000: Echo Lake ($482,220, +2.6%), River Walk ($479,131, -0.5%), North Shore ($459,838, +5.0%), Poinciana Park ($440,672, +4.1%), Parker Ridge ($432,228, +0.6%), Palm Beach Lakes ($426,691, -0.5%), Lake Mangonia ($419,519, +5.6%), Water Catchment Area ($417,919, -2.6%), Northwood Harbor ($410,632, +5.4%) and Southwest ($405,775, flat).
- $300,000 to $400,000: Roosevelt Estates ($376,695, -3.3%), Northwood Pines ($354,452, -0.1%), Progressive North West ($342,956, -9.4%), Pinewood Park ($333,800, -1.0%), Spencer Lakes ($332,759, +0.3%), North Tamarind ($313,897, +1.9%) and Northwood ($307,182, -1.0%).
- Below $300,000: Villages of Palm Beach Lakes ($265,446, -5.9%), Palm Club Village ($192,003, -6.1%) and Golden Lakes ($137,938, -11.1%).
Zillow's neighborhood boundaries do not always match the names residents or the city use, so treat these as a guide and confirm with recent sales on the street you are considering.
Best West Palm Beach neighborhoods for what you want
Best for walking to shops and dining
Downtown, around Clematis Street and Rosemary Square, is the only part of the city where daily errands, the library, restaurants and two rail lines are all within a short walk. Elsewhere, test the walk to the shops you would actually use before you buy.
Best for historic homes
El Cid, Flamingo Park, Grandview Heights, Old Northwood and Prospect Park and Southland Park together hold well over 1,300 historic buildings from the 1910s and 1920s. Budget time for design review on any exterior work.
Best for being near the water
Prospect Park and Southland Park is bounded by the Lake Worth Lagoon itself, and The Estates @ NOMAR sits beside the Intracoastal Waterway. El Cid and Northboro Park are both bounded by Flagler Drive; check which homes actually front the water. Waterfront homes need close attention to flood zones, seawalls and insurance; see the Florida flood zones guide.
Best for a lower entry price
Zillow's lowest typical values in the city were Golden Lakes ($137,938), Palm Club Village ($192,003), the Villages of Palm Beach Lakes ($265,446) and North Tamarind ($313,897). Several fell over the year. If the home is a condo or townhouse, check the association's budget and reserves before you offer.
Best for newer homes
New single-family homes inside the city are rare; The Estates @ NOMAR is the main example. For more choice, look at Avenir in Palm Beach Gardens and Westlake, covered in the West Palm Beach new construction guide.
Best for condo living
Downtown has the densest choice of condos. Before buying in any building three stories or taller, ask for the milestone inspection report and structural integrity reserve study; the Florida condo law guide explains both.
Best for quick trips
Vedado grew up beside what is now Palm Beach International Airport, and downtown puts Brightline and Tri-Rail on your doorstep. If you travel often, weigh access against aircraft and rail noise at each address.
West Palm Beach neighborhood questions answered
What is the richest area in West Palm Beach?
By home values, El Cid, with a typical value of $3,573,235 in August 2026, followed by Prospect Park and Southland Park ($2,299,563), South Side ($1,359,754) and Flamingo Park ($1,183,591). Income data is not published at that neighborhood level in the sources we use; citywide, the Census Bureau puts median household income at $74,478.
Which neighborhoods gained the most value?
Northwood Shores rose 28.7%, South Side 23.3%, Prospect Park and Southland Park 18.7%, Pineapple Park 15.1%, Old Northwood 14.4% and El Cid 14.2%. Of the 35 neighborhoods Zillow tracks in the city, 21 rose, 13 fell and one was flat. The West Palm Beach housing market page covers the trend.
Which area in West Palm Beach is considered the safest?
We do not rank neighborhoods by safety, and we have not found an official source that ranks the city's neighborhoods. The West Palm Beach Police Department serves the city, and the Florida Department of Law Enforcement publishes crime statistics through its Uniform Crime Report program. FDLE's sexual offender search lets you check within a quarter mile to five miles of an address. For a specific home, ask the police department for incident data near the address and compare it over several years.
Which is nicer, Palm Beach or West Palm Beach?
They are different places. The Town of Palm Beach, on the barrier island across the Lake Worth Lagoon, had a typical value of $2,140,266 in August 2026 and a town operating millage of 2.6110 in 2025, against $404,294 and 8.1308 for West Palm Beach. West Palm Beach offers far more housing types and price points, a larger downtown and the rail stations. Choose on budget and the home you want.
For costs, see the cost of living in West Palm Beach, and for buying and selling checks the West Palm Beach realtor guide.
How to choose between West Palm Beach neighborhoods
Narrow the list with a few practical checks rather than a ranking:
- Jurisdiction: is the parcel inside city limits, inside the Downtown Development Authority or in another town such as Mangonia Park? The tax rate differs for each.
- Historic status: is the house a contributing building in a district? That affects renovation plans and timelines.
- Flood and evacuation zones: check both for the exact address, especially near the lagoon.
- One-year trend: did the neighborhood rise or fall in the last year? The spread ran from +28.7% to -11.1%.
- Home type: for condos and townhouses, read the association budget, reserves and any milestone inspection.
If you are still deciding on the city, read is West Palm Beach a good place to live, or compare with the Boca Raton neighborhoods and Fort Lauderdale neighborhoods guides.
Before you commit to a neighborhood
Walk or drive the area at the times you would use it: the evening near Clematis Street, weekday rush hour on Dixie Highway and Southern Boulevard, and a summer afternoon when storms roll through. Ask a local agent for closed sales on the same street over the last six months, since neighborhood averages can hide wide gaps between blocks. The moving to West Palm Beach guide covers utilities, homestead and hurricane prep once you have chosen.
Tax rates are a real difference between areas that share a West Palm Beach address. In 2025 the city's own operating rate was 8.1308 mills, and a downtown address inside the Development Authority paid 0.97 mills more. Mangonia Park, inside ZIP 33407, set its town rate at 9.9000 mills, while Royal Palm Beach, whose village hall is in ZIP 33411, set 1.9200. Unincorporated addresses have no city rate at all, but can pay the county's fire rescue levy (3.4581 mills in 2025) and library levy (0.5491 mills) in its place, which narrows the gap. On a $400,000 taxable value, every mill is $400 a year, so check the rate for the exact parcel on the Palm Beach County property tax page before you compare homes.
Common questions
What is the best neighborhood to live in West Palm Beach?+
It depends on what you want. Downtown suits people who want to walk to shops and rail. El Cid, Flamingo Park, Old Northwood and Grandview Heights have historic 1910s and 1920s homes. Vedado and Central Park are close to the airport. The lowest entry prices are in areas such as Golden Lakes and Palm Club Village, where many homes are condos.
What is the most expensive neighborhood in West Palm Beach?+
El Cid, with a Zillow typical home value of $3,573,235 in August 2026, up 14.2% on the year. It is a National Register historic district of 281 buildings, mostly Mediterranean Revival and Mission-style homes built between 1923 and 1926. Prospect Park and Southland Park was second at $2,299,563.
What is the cheapest area of West Palm Beach?+
By Zillow's August 2026 typical values, Golden Lakes ($137,938) and Palm Club Village ($192,003) were the lowest, followed by the Villages of Palm Beach Lakes ($265,446). All three fell in value over the year. By ZIP code, 33415 was lowest at $281,434. If you buy a condo or townhouse there, check the association's finances carefully.
What salary do you need to live in West Palm Beach?+
MIT's living wage for one adult with no children in Palm Beach County is $54,595 a year before tax. Keeping Zillow's typical $2,377 rent at 30% of gross income takes about $95,080. Neighborhood matters a lot: lower-priced areas such as Palm Beach Lakes cost far less to buy into than the historic districts.
Is Palm Beach part of West Palm Beach?+
No. The Town of Palm Beach is a separate municipality on the barrier island across the Lake Worth Lagoon, with its own government and tax rate. It is served by West Palm Beach's water utility, but its typical home value, $2,140,266 in August 2026, is more than five times West Palm Beach's $404,294.
Which West Palm Beach neighborhoods are historic districts?+
The city lists 18 locally designated historic districts. National Register districts include El Cid, Flamingo Park, Grandview Heights, Old Northwood, Northboro Park, Central Park, Vedado, and Prospect Park and Southland Park. Exterior changes in local districts need a certificate of appropriateness, with major work reviewed by the Historic Preservation Board.
Sources
- Zillow Research: neighborhood and ZIP home values (ZHVI), August 2026
- City of West Palm Beach: Historic Preservation
- Wikipedia: West Palm Beach, Florida (neighborhoods)
- Wikipedia: El Cid Historic District
- Wikipedia: Prospect Park-Southland Park Historic District
- Wikipedia: Flamingo Park Historic Residential District
- Wikipedia: Grandview Heights Historic District
- Wikipedia: Central Park Historic District (West Palm Beach)
- Wikipedia: Vedado Historic District
- Wikipedia: Old Northwood Historic District
- Wikipedia: Northboro Park Historic District
- Brightline: West Palm Beach station
- Tri-Rail: West Palm Beach station
- GL Homes: The Estates @ NOMAR
- Palm Beach County Property Appraiser: 2026 proposed millage and hearings (2025 final rates)
- City of West Palm Beach: Public Utilities
- Census Reporter: West Palm Beach, FL (ACS 2024 1-year)
- MIT Living Wage Calculator: Palm Beach County, Florida
- FDLE: Uniform Crime Reports
- FDLE: Sexual offender and predator search
- Florida Senate: Section 553.899, Florida Statutes (milestone inspections)