Westlake Real Estate: Palm Beach County

Westlake was incorporated in 2016, making it the newest incorporated city in Florida. It was developed by GL Homes on former agricultural land in western Palm Beach County. The city was purpose-built as a master-planned community with a town center, parks, trails, and school infrastructure designed from day one: rare in a state where most cities grew organically over decades.

The median home price in Westlake is approximately $520,000 as of 2026. Entry-level homes start in the mid-$400s for townhomes and smaller single-family plans. Larger single-family homes with premium lots reach $700,000–$900,000. Since virtually all inventory is new or recent construction, pricing is consistent and floor plans are standardized by GL Homes.

GL Homes is the primary and dominant builder in Westlake: the city was essentially created by GL Homes as a master-planned development. GL Homes is a well-established South Florida builder with decades of experience. They offer multiple product lines within Westlake at different price points, from townhomes to larger estate homes. Resale of GL Homes properties is handled through the traditional market.

Westlake's master plan includes a Publix-anchored town center, community clubhouse, resort-style pool, parks, walking and biking trails, and a dog park. The city has attracted national retailers and restaurants. A new A-rated elementary school serves the community. The infrastructure was planned before homes were sold: a key advantage over older communities where amenities were added piecemeal.

Westlake Elementary School is the primary feeder: an A-rated Palm Beach County public school built specifically for the Westlake community. Students also feed into Osceola Creek Middle School and Seminole Ridge Community High School. The school infrastructure was part of the city's master plan, not an afterthought. Private school options exist in Royal Palm Beach and Wellington.

Westlake has strong investment fundamentals. As one of the fastest-growing communities in Palm Beach County, demand outpaces resale supply. New construction maintains consistent quality and modern specifications. Rental demand is strong from young families and professionals who cannot yet afford to purchase. Home values in Westlake have appreciated 35–50% since the first homes were delivered in 2019–2020.

Westlake is approximately 18–22 miles west of downtown West Palm Beach. The drive via Southern Blvd or Okeechobee Blvd takes 25–35 minutes under normal conditions. Palm Beach International Airport is about 20 miles east. There is no Tri-Rail service in Westlake: it is a car-dependent community, consistent with all western Palm Beach County areas.

Yes: Westlake is a master-planned community with HOA governance throughout. HOA fees vary by product line but typically range from $250 to $500 per month. The HOA maintains common areas, the town center, pools, and trails. Westlake also has a Community Development District (CDD) which funds infrastructure through an annual assessment included in property taxes. Buyers should review both HOA and CDD costs before purchasing.

A Community Development District (CDD) is a special taxing district used to fund infrastructure in master-planned communities. Westlake has a CDD that financed roads, utilities, parks, and common infrastructure. The CDD assessment appears as a line item on property tax bills: typically $1,500–$3,000 annually depending on lot size and phase. This is in addition to HOA fees. Buyers from outside Florida are sometimes surprised by CDDs: it is worth understanding the full carrying cost before closing.

Royal Palm Beach is an established suburban community with older housing stock, more resale inventory, and established retail corridors. Westlake is newer, with brand-new construction, modern floor plans, and master-planned amenities. Westlake has fewer dining and retail options currently but is building out rapidly. Buyers who prioritize new construction and modern design choose Westlake. Buyers who want established neighborhoods and more housing variety often prefer Royal Palm Beach.

Westlake is primarily new construction, but a resale market is developing as early buyers: many of whom purchased in 2019–2022: look to upgrade or relocate. Resales are available and can offer advantages over new construction including established landscaping, completed CDD payments, and negotiating flexibility. New construction from GL Homes continues in new phases and product lines.

GL Homes offers multiple collections in Westlake targeting different buyer segments. Townhome collections offer 3–4 bedrooms from 1,800–2,400 sq ft. Single-family collections range from 4-bedroom starter plans around 2,500 sq ft to larger estate homes over 3,500 sq ft. Smart home technology packages, open-concept living, and covered lanais are standard features across most plans.

Westlake has a strong community identity for a young city. The town center hosts regular events and markets. The resident demographics skew young: primarily families with children under 18. The community is diverse, reflecting the broader South Florida population. Because all residents arrived relatively recently, there is a shared 'pioneer' identity that creates strong neighborly bonds and active community involvement.

Westlake HOAs typically have rental restrictions: minimum lease terms of 6 or 12 months are common to preserve the residential character and prevent transient short-term rentals. Buyers intending to rent should review HOA documents for specific restrictions before purchasing. Long-term rentals are generally permitted and generate strong returns given the demand from families who want to live in the community before buying.

Westlake offers something no older community can match: a brand-new home in a purpose-built city designed for modern living. Every infrastructure element from roads to parks to schools was planned together. There are no deferred maintenance surprises, no aging infrastructure, and no patchwork development history. For buyers who value new construction, modern design, and a community still in growth mode, Westlake represents an entry into a city that will continue developing for the next decade.