If you're a South Florida resident thinking about downsizing, Century Village Boca Raton keeps coming up for good reason. It's one of the largest 55+ communities in Palm Beach County, with over 5,700 condo units spread across 105 residential buildings and 16 separate associations. The scale alone sets it apart from most active adult communities in the region.
But size can be deceiving. Bigger doesn't always mean simpler to navigate, and Century Village has layers worth understanding before you make an offer. This guide covers the essentials: what you get, what it costs, what the rules are, and what most buyers don't ask about until it's too late.
Quick facts:
5,712 units | 16 condo associations | 55+ community | Western Boca Raton, FL 33434 | Guard-gated | No pets permitted
Jump to:
HOA Fees
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Pet Rules
|
Flood Zones
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Insurance
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Best Floor Plans
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Recent Sales
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Pros & Cons
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Nearby Restaurants
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Nearby Hospitals
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Golf Nearby
What Century Village Actually Looks Like
Established in the late 1970s, Century Village was designed with a specific goal: to function as a self-contained city for active adults. Located in western Boca Raton south of Yamato Road and east of Lyons Road, the community sits in a well-connected part of Palm Beach County with easy access to shopping, restaurants, houses of worship, and medical facilities.
The residential buildings are garden-style, typically two to four stories, all equipped with elevators. Units range from approximately 585 to 1,387 square feet, with one or two bedrooms and one, one-and-a-half, or two bathrooms. Most units feature screened patios, and many offer lake or garden views.
The 16 Sub-Associations
This is the detail that catches most buyers off guard. Century Village isn't one HOA; it's 16 separate condo associations (called sub-associations) under one umbrella organization. Each is named alphabetically: Ainslie, Brighton, Cornwall, Exeter, Fanshaw, Guilford, Hythe, Lincoln, Mansfield, Newcastle, Preston, Rexford, Suffolk, Wolverton, and Yarmouth, among others.
Every sub-association has its own board, its own HOA fee, and its own rules around leasing. This matters significantly if you're comparing units across different sections of the community.
Amenities: The Case for Century Village
The amenity package here is genuinely hard to match at this price point. The centerpiece is a 125,000-square-foot clubhouse, one of the largest recreational facilities for active adults in Palm Beach County. It's open seven days a week and serves as the social hub of the entire community.
Clubhouse and Recreation
Theater:
1,252-seat venue with live performances and movies
Fitness center:
Full-service gym with exercise classes
Card rooms:
Four dedicated card rooms for bridge, poker, and bingo
Party room:
780-person capacity with a stage, piano, and dance floor (weekly Saturday dances)
Library, art studio, ceramics studio, billiards room, and music room
8 meeting rooms
available for private rental
Sports and Outdoor Facilities
17 outdoor pools + 1 indoor pool, with lap lanes at the clubhouse pool
8 tennis courts + 4 pickleball courts + 4 combo tennis/pickleball courts
Bocce ball, shuffleboard, putting green, and fishing
BBQ grills and tiki huts
Community Services Included in HOA Fees
This is where the value proposition becomes clear. Monthly dues cover far more than most buyers expect:
Cable TV and internet
Water and sewer
24/7 guard-gated security
Internal bus transportation service
Exterior and roof maintenance
Lawn care and janitorial services
Trash removal and roads
For a downsizer coming from a single-family home with a long list of maintenance responsibilities, the all-in nature of the fees is often the deciding factor.
HOA Fees: What You'll Actually Pay
Here's where buyers need to pay close attention. Every Century Village owner pays
two separate monthly fees
: the sub-association HOA fee and the Century of Boca Raton (Cen-West) umbrella recreation fee. Both are mandatory, with no exceptions.
Fee Component
Typical Monthly Range
Sub-association HOA
$285 – $440+
Cen-West recreation fee
$285 – $302
Combined total
$600 – $1,000+
The exact amount depends on which sub-association the unit belongs to and the unit's size and location. Listings sometimes display only one of the two fees, which creates confusion. Before making an offer, confirm both figures with the listing agent or the association directly.
What's included:
The combined fees cover cable, internet, water, sewer, building insurance, exterior and roof maintenance, security, the bus service, lawn care, janitorial services, and access to all recreational facilities.
What's not included:
In-unit utilities such as electric, and any special assessments the association may levy for capital improvements.
Also note: buyers pay a
$100 application fee
per individual or married couple, and an
association interview is required
for buyer approval before closing.
Rules and Restrictions: Know Before You Buy
Century Village has community-wide rules that apply to all 16 sub-associations, plus association-specific rules that vary by section. The community-wide rules that tend to matter most to buyers:
Age requirement:
At least one resident per unit must be 55 or older. This is a qualifying 55+ community under the Housing for Older Persons Act (HOPA).
No pets:
Century Village is entirely pet-free. No dogs, cats, or other animals are permitted, except for service animals as defined by Florida law.
No in-unit laundry:
Laundry machines are not permitted inside units. Each building has shared laundry facilities on every floor.
Vehicle restrictions:
Passenger vehicles only. No commercial vehicles, trucks, RVs, or motorcycles. Each unit receives one assigned parking space; two vehicles per household are permitted with guest parking available for the second.
Leasing Rules Vary by Sub-Association
This is the most important variable for buyers who may want the option to rent their unit. Policies differ significantly across the 16 associations:
Sub-Association
Leasing Policy
Brighton
Leasing not permitted
Guilford
Not permitted (unless grandfathered before January 2003)
Rexford
Permitted after 2 years of ownership; no investors
Ainslie, Lincoln, Preston
Permitted after 1 year of ownership
Cornwall, Suffolk, Yarmouth
No waiting period; lease term 3–12 months
Fanshaw, Hythe, Wolverton
No waiting period; immediate leasing permitted
If rental flexibility matters to you, the sub-association you buy into is not a minor detail. It's one of the first things to clarify.
Condo Prices: What's the Market Like?
Century Village is one of the most affordable entry points into the Boca Raton condo market, which is a significant draw for South Florida residents looking to reduce their housing costs without leaving the area they know.
Current listings range from the low-to-mid $70,000s for a one-bedroom unit to $249,000 or more for a larger two-bedroom with lake views or end-unit positioning. The price-per-square-foot typically runs between $128 and $210, depending on the sub-association, floor, views, and condition of the unit.
Important context for buyers:
Most units at Century Village are cash-only transactions. Financing can be difficult to obtain in this community due to the age of the buildings and the structure of the associations. Confirm financing options early in your search.
Property taxes are also notably low relative to the purchase price, often in the $256 to $2,937 annual range depending on assessed value, which further reduces the total cost of ownership compared to a comparable single-family home in the area.
Is Century Village Right for You?
Century Village makes a strong case for a specific kind of buyer: someone who wants to simplify their life, stay socially active, and stay in South Florida without the overhead of a larger home. The combination of low purchase prices, an all-inclusive fee structure, and a genuinely impressive amenity package is hard to replicate at this price point in Palm Beach County.
That said, it's not for everyone. The no-pets rule is a dealbreaker for many. The shared laundry setup is an adjustment. And the dual-fee structure, while comprehensive, does add up, so running the full monthly cost math before falling in love with a specific unit is essential.
The bottom line:
If the lifestyle fits, Century Village delivers exceptional value. If you have questions about a specific sub-association, want to compare units across sections, or need guidance on navigating the buyer approval process, reach out to
Paul Saperstein
, a Boca Raton and Delray Beach specialist with deep experience in active adult communities throughout South Florida.
HOA Fees
Every Century Village owner pays two separate monthly fees. The first is the sub-association fee, which covers building-specific expenses like exterior maintenance, roof upkeep, building insurance, water, sewer, cable, and internet. The second is the Cen-West recreation fee, which funds the clubhouse, pools, tennis courts, bus service, security, and shared grounds.
Fee Component
Typical Monthly Range
Sub-association HOA
$285 – $440+
Cen-West recreation fee
$285 – $302
Combined total
$600 – $1,000+
The combined figure is what you should budget against, not just the number in the listing. Some listings show only one of the two fees, which creates a misleading picture of the true monthly cost. Always ask for both numbers before making an offer.
What the fees cover:
Cable TV, internet, water, sewer, building insurance, exterior and roof maintenance, 24/7 guard-gated security, internal bus transportation, lawn care, janitorial services, and full access to all recreational facilities.
What they don't cover:
Your electric bill, in-unit repairs, and any special assessments levied for capital improvements. Special assessments are not common, but they do happen, and there is no cap on the amount an association can levy.
Buyers should also budget for a one-time $100 application fee per individual or couple at closing.
Pet Rules
Century Village is a
pet-free community
. No dogs, cats, birds, or other household animals are permitted anywhere in the community, including inside individual units.
The only exception is service animals as defined under Florida law and the federal Fair Housing Act. Emotional support animals may be permitted with proper documentation submitted to the association, but approval is not guaranteed and the process requires advance application.
This rule is community-wide and applies to all 16 sub-associations without exception. It is also strictly enforced. If you currently have a pet or plan to get one, Century Village is not the right fit. There is no grandfathering, no breed exceptions, and no trial period.
For buyers with pets:
Several nearby active adult communities in Boca Raton and Delray Beach do allow pets with size or breed restrictions. If this is a priority, it's worth exploring those options before ruling them out.
Flood Zones
Century Village Boca Raton sits in
FEMA Flood Zone X
, which is the lowest-risk designation. Zone X indicates minimal flood hazard, meaning the area is outside the 100-year and 500-year floodplains. Federal flood insurance is not required by lenders for properties in Zone X.
This is a meaningful advantage compared to many coastal and eastern Boca Raton properties, which carry Zone AE or Zone VE designations and require mandatory flood insurance that can add hundreds of dollars per month to ownership costs.
Practical implication:
Most buyers at Century Village will not need to purchase a separate flood insurance policy. However, if you are financing the purchase, your lender will confirm the flood zone designation as part of underwriting. Buyers paying cash may still want to consider a low-cost flood policy for peace of mind, though it is not a requirement.
Flood zone maps can be verified through the
FEMA National Flood Map Service Center
, which allows you to look up any address by parcel.
Insurance
Insurance at Century Village works differently than it does for a single-family home. The sub-association's master policy covers the building exterior, roof, and common areas. As a condo owner, you are responsible for insuring the interior of your unit and your personal belongings.
What the HOA Master Policy Covers
Building structure and exterior walls
Roof
Common area liability
Shared amenities and facilities
What You Need as an Owner (HO-6 Condo Policy)
An HO-6 policy covers everything from the walls in: flooring, cabinets, appliances, personal property, and personal liability. In Florida, HO-6 premiums for a Century Village unit typically range from
$800 to $1,800 per year
, depending on the unit's value, coverage limits, and the insurer.
Florida's property insurance market has been volatile in recent years, with several carriers exiting the state. Buyers should get insurance quotes before closing, not after. Some lenders require proof of HO-6 coverage as a condition of loan approval.
Key things to confirm before closing:
Ask for a copy of the sub-association's master insurance policy declarations page
Verify whether the master policy is "bare walls in" or "all-in" (all-in is better for owners)
Check whether the association has had any recent special assessments related to insurance increases
Flood insurance, as noted above, is generally not required given the Zone X designation, but it can be added to an HO-6 policy as a rider for minimal additional cost.
Best Floor Plans
Century Village units come in a range of sizes and layouts across the 16 sub-associations. All buildings are garden-style, two to four stories, with elevators. Here's a breakdown of the main floor plan categories:
Plan Type
Approx. Sq Ft
Beds / Baths
Notes
Studio / Junior 1BR
585 – 650 sq ft
1 / 1
Least common; entry-level price point
Standard 1BR
700 – 850 sq ft
1 / 1
Most common layout; good value
Large 1BR
850 – 1,000 sq ft
1 / 1.5
Extra half bath; more storage
Standard 2BR
1,000 – 1,200 sq ft
2 / 2
Most in-demand; broadest resale appeal
Large 2BR / End Unit
1,200 – 1,387 sq ft
2 / 2
Corner or end units; most natural light
Which Floor Plan Has the Best Value?
The
standard two-bedroom, two-bath
unit is consistently the most in-demand layout and holds its value best at resale. For buyers who plan to downsize from a larger home but still want a guest room, this is the practical choice.
End units
are worth paying a premium for if budget allows. They offer more windows, better cross-ventilation, and no shared wall on one side, which makes a real difference in a condo setting.
Upper-floor units
with lake or garden views command a higher price but also tend to sell faster. If you're buying primarily as a residence rather than an investment, a third- or fourth-floor unit with a view will feel more like a home.
One thing to note: floor plans vary by sub-association and building. Two units listed as "2BR/2BA" in different sections can feel very different in layout. A walkthrough before making an offer is always worthwhile.
Recent Sales
Century Village is one of the most active condo markets in Palm Beach County by volume, with units turning over regularly across all 16 sub-associations. Here's a general picture of where prices have landed recently:
Unit Type
Recent Sale Price Range
Notes
1BR / 1BA
$70,000 – $130,000
Entry-level; varies by floor and condition
1BR / 1.5BA
$100,000 – $155,000
Larger layouts command more
2BR / 2BA
$130,000 – $210,000
Most common sale type
2BR / 2BA End Unit
$175,000 – $249,000+
Lake view or top floor adds premium
Price-per-square-foot
has typically run between $128 and $210, depending on the sub-association, floor, views, and how recently the unit was updated.
What Drives Price Variation
A few factors consistently move the needle on sale price within Century Village:
Sub-association:
Some sections are more desirable than others based on location within the community, proximity to the clubhouse, and the condition of the buildings
Floor and views:
Upper floors with lake or garden views sell for more and move faster
Unit condition:
Updated kitchens and baths (even modest renovations) add meaningful value in this market
Leasing flexibility:
Units in sub-associations that allow leasing tend to attract more buyers, which supports pricing
Important note:
Most transactions at Century Village are all-cash. Financing is available in some cases but can be difficult to obtain due to building age and association structure. Buyers relying on a mortgage should confirm loan eligibility before identifying a specific unit.
For current active listings and a full view of recent closed sales, contact
Paul Saperstein
for an up-to-date market report.
Pros & Cons
No community is right for everyone. Here's an honest look at what Century Village does well and where it falls short.
Pros
Affordable entry point:
One of the lowest purchase prices for a condo in Boca Raton, with units starting in the low-to-mid $70,000s
All-inclusive fees:
Monthly dues cover cable, internet, water, sewer, building insurance, maintenance, security, and all amenities, which simplifies budgeting significantly
Exceptional amenity package:
A 125,000-square-foot clubhouse, 18 pools, 16 sports courts, a 1,252-seat theater, and dozens of clubs and activities rival communities at twice the price
Low flood risk:
Zone X designation means no mandatory flood insurance, unlike much of coastal South Florida
Low property taxes:
Annual taxes are notably low relative to purchase price, which reduces total cost of ownership
Active social scene:
The community's scale means there's always something going on, from live performances to daily fitness classes and card games
Guard-gated security:
24/7 staffed entry provides a level of safety and peace of mind that many buyers prioritize
Cons
No pets:
The community-wide no-pet rule is a hard stop for many buyers, with no exceptions outside of service animals
No in-unit laundry:
Shared laundry facilities on each floor are the only option; there is no workaround
Cash-heavy market:
Financing can be difficult to obtain, which limits the buyer pool and can complicate resale
Dual-fee structure:
The two-fee system is confusing and easy to underestimate; total monthly costs can reach $1,000 or more
Older buildings:
Most structures date to the late 1970s and early 1980s, which means some units need updating and buyers should review the association's reserve fund health
Vehicle restrictions:
No trucks, RVs, motorcycles, or commercial vehicles; one assigned parking space per unit
Association interview required:
Every buyer must be approved by the association before closing, which adds a step to the purchase process
Nearby Restaurants
Century Village sits along the Glades Road and Kimberly Boulevard corridor in western Boca Raton, which puts a wide range of dining options within a short drive. The area caters well to the community's residents, with a strong mix of kosher, deli, Italian, Asian, and casual American spots.
Right at the Doorstep (Within 1 Mile)
Century Grill
(9060 Kimberly Blvd) - American and Mediterranean, directly across from the community. A longtime favorite of Century Village residents and their visiting families. Rated 4.4 on Tripadvisor.
Sinbad
(9045 La Fontana Blvd) - Mediterranean, highly rated for Middle Eastern cuisine
Famous Market Deli
- A community staple for breakfast and lunch, located steps away on Kimberly Blvd
Orchids Garden
- Chinese American, convenient for takeout
Within 2 Miles on Glades Road
Stallone's Italian Kitchen
(8903 Glades Rd) - Consistently praised for authentic Italian; a local favorite
The Original Pancake House
(Glades Rd) - Popular for breakfast and brunch
Rancheritos
- Mexican and Latin, casual and affordable
Saito's Japanese Steakhouse
- Full hibachi and sushi experience
Miller's Ale House
- Casual American sports bar with a broad menu
Lazy Dog Restaurant & Bar
- Relaxed atmosphere, good for family visits
The Glades Road corridor also has multiple Publix supermarkets, a Whole Foods nearby, and a wide range of fast casual options for everyday convenience. Residents frequently note that the location makes it easy to avoid driving long distances for errands or dining.
Nearby Hospitals
Access to quality healthcare is a top priority for most active adult buyers, and Century Village's western Boca Raton location delivers well on this front. Two major hospitals are within a short drive, and several urgent care and medical office facilities are even closer.
Hospital
Address
Distance
Notes
West Boca Medical Center
21644 State Road 7, Boca Raton
~3 miles
Full-service hospital; closest to Century Village
Boca Raton Regional Hospital
800 Meadows Rd, Boca Raton
~7 miles
Part of Baptist Health South Florida; comprehensive services including the Lynn Cancer Institute
Delray Medical Center
5352 Linton Blvd, Delray Beach
~10 miles
Full-service hospital serving southern Palm Beach County
Bethesda Hospital East
2815 S Seacrest Blvd, Boynton Beach
~11 miles
Recognized for surgical care and joint replacement
West Boca Medical Center
is the most convenient option for Century Village residents, located just a few minutes west on State Road 7. It offers emergency services, surgical care, and a range of specialty practices.
Boca Raton Regional Hospital
, now part of the Baptist Health South Florida system, is the area's flagship hospital and home to the Lynn Cancer Institute, one of South Florida's leading oncology centers. It's a longer drive but offers the broadest range of specialty services in the region.
Several urgent care and walk-in clinics, including MD Now locations, are also within a mile or two of the community for non-emergency needs.
Golf Nearby
Century Village itself does not have an on-site golf course, but the surrounding area is one of the most golf-rich corridors in all of South Florida. Western Boca Raton and the communities immediately adjacent have more than 35 golf courses within the city limits alone, ranging from accessible public courses to some of the most prestigious private clubs in Palm Beach County.
Public and Municipal Courses (Open to All)
Southwinds Golf Course
(19557 Lyons Rd, Boca Raton) - The closest public course to Century Village, less than 2 miles away. An 18-hole, par-70 layout on 135 acres operated by Palm Beach County Parks and Recreation. Includes a driving range, putting green, chipping area, and pro shop. A two-time winner of the Audubon International BioBlitz Community Engagement Award. Tee times: 561-483-1305.
Boca Raton Municipal Golf Course
(8111 Golf Course Rd, Boca Raton) - Public 18-hole championship course (par 72, 6,714 yards) plus a 9-hole executive course, both with a driving range. About 3 miles from Century Village.
Osprey Point Golf Club
(Boca Raton) - Public/municipal course with multiple nines; a solid option for recreational golfers
Private and Semi-Private Clubs Nearby
For buyers who want to join a private club, the area immediately surrounding Century Village has exceptional options:
Boca West Country Club
(~2 miles) - One of the largest private country clubs in the U.S., with four championship courses including Palmer and Fazio designs. Membership required.
Broken Sound Club
(~3 miles) - Two private courses including the recently renovated Old Course
St. Andrews Country Club
(~4 miles) - Two Arnold Palmer-designed courses; one of Boca's most established private clubs
Stonebridge Country Club
- Private club in western Boca, known for its well-maintained course and active membership
Bottom line for golfers:
Century Village residents have immediate access to two excellent public courses within a few miles, and membership at a nearby private club is a realistic option for those who want a more structured golf lifestyle. The location is genuinely hard to beat for golf access at this price point.