Pull up the numbers for Boca Pointe and you'll see a community that looks approachable: something like a $610,000 average sale price, roughly $248 a square foot, and homes moving in about 81 days, based on the 181 sales that closed on the Boca Raton MLS over the twelve months ending in July 2026. Walk through the gate into Encantada and none of that math holds. Recent closed sales inside Encantada have landed between $320 and $450 a square foot, with closed prices from $1.1 million to $1.45 million, and the handful of homes currently listed there run from $1,299,900 to $2,650,000.
That's not a rounding error. That's roughly double the per-square-foot figure the campus-wide number would suggest, and it's the reason a buyer or seller who anchors on "the Boca Pointe average" ends up planning around a number that was never describing their street in the first place.
One Gate, Twenty-Seven Different Neighborhoods
Boca Pointe issues one HOA card and one guardhouse credential, but the community itself is a patchwork of 27 separately built subdivisions, each with its own construction era, lot size, and product type. Costa Brava is condo living, with low-maintenance, HOA-run buildings that turn over on an entirely different pricing curve than a detached estate home. Esplanada, built in 1987 on quarter-acre lots along a single ring road called Esplanada Circle, offers smaller one- and two-story Coastal Mediterranean homes running roughly 2,300 to 3,600 square feet. Valencia sits along the Hillsboro Canal's northern bank, its 155 homes split across two central lakes, a wide-water canal, and interior dry lots reached from Mirabella Circle North and South.
Encantada is its own animal inside that same gate. It's 127 Old Florida-style, one- and two-story or courtyard homes built in 1991 on oversized lots, with three to six bedrooms, up to four bathrooms, and two- or three-car garages. Its enclave streets, Montrico Drive, Milano Court, and Savona Court, wrap around six cul-de-sacs, and because there are no fairway lots anywhere in the subdivision, most homeowners back onto one of Encantada's own waterways rather than a golf hole.
When the Boca Raton MLS reports "Boca Pointe" activity, it's folding Costa Brava's condo turnover in with Esplanada's smaller 1987 homes and Encantada's oversized estates, then handing you one blended average. That average is accurate. It's also describing three or four different housing products at once, which is exactly why it stops being useful the moment you're standing in front of a specific house on Montrico Drive.
What the Blended Number Actually Contains
The instinct to lean on a community-wide report as your baseline makes sense in most of Boca Raton, where subdivisions tend to be more uniform. It breaks down inside a campus like Boca Pointe precisely because the villages were never built to the same brief. A 2,300 square foot Esplanada home from 1987 and a 4,200 square foot Encantada estate from 1991 are going to sell at very different price points before you even factor in water frontage, and folding both sets of closings into one twelve-month figure produces a number that undersells the higher end of the campus just as much as it oversells the lower end.
The days-on-market figure works the same way. The Boca Pointe-wide average sits at 81 days. Encantada listings are being priced against a much thinner and higher-end pool of comparable inventory, and with only 127 homes in the entire subdivision, there simply aren't enough transactions in any given stretch to average against in a way that tracks the campus-wide clock. A seller who expects an 81-day timeline because that's what "Boca Pointe" reportedly runs may be measuring against a market their own house doesn't belong to.
Why Encantada Sits Where It Does
The premium isn't about club dues. Country club membership inside Boca Pointe is optional across the entire campus, Encantada included, so this gap isn't the six-figure equity buy-in question that shows up in gated communities where membership comes bundled into the deed. The driver here is the housing product itself.
Encantada's 127 homes were built as custom, oversized-lot estates from the start, with living space running from roughly 3,000 to over 4,400 square feet under air. Because there are no fairway lots in the subdivision, the majority of homes instead back onto one of Encantada's waterways, giving many properties lake or canal frontage that a landlocked interior lot elsewhere on the campus simply doesn't have. The $400 monthly HOA fee reflects that positioning too. It covers guard-gated security, landscaping, and periodic pressure cleaning or painting, a maintenance structure built around larger, more expensive homes rather than attached or entry-level product.
Put those pieces together, custom 1991 construction, oversized lots, water frontage on most homesites, and a subdivision with only 127 properties competing for buyer attention, and the $320 to $450 per square foot range starts to look less like an anomaly and more like the accurate price of a specific, limited housing type that the campus-wide average was never built to isolate in the first place.
Pricing or Shopping in Encantada: What Actually Matters
If you're comparing communities in west Boca Raton, or you already own in Encantada and you're starting to think about a sale, the campus-wide Boca Pointe report is a reasonable starting point for understanding the broader area, but it can't be your pricing tool. A few things move the needle more than a blended average ever will:
- Water frontage type. A home backing directly onto the Hillsboro Canal reads differently to a boat owner than a home fronting Encantada's interior lake, even though both sit inside the same subdivision and the same HOA.
- Lot configuration. Cul-de-sac lots along Montrico Drive, Milano Court, or Savona Court carry different privacy and resale characteristics than a through-lot elsewhere in Encantada's six enclaves.
- Renovation state. A 1991-vintage home with an original kitchen and original glass is not a fair comparable to one with a rebuilt kitchen, new roof, and updated hurricane protection, even at similar square footage.
- Comparable pool size. With only 127 homes in the entire subdivision, a handful of recent closings can swing the per-square-foot average significantly in either direction, so it's worth pulling the actual closed comparables rather than leaning on a rolling twelve-month campus figure.
None of that shows up in a headline "Boca Pointe average." It shows up when someone pulls the real closed comparables inside Encantada's gate and reads them against the specific house in front of them.
FAQ
Is country club membership required to live in Encantada? No. Boca Pointe Country Club membership is optional across the entire campus, Encantada included. Homeowners can join independently or use the club's own fee structure, but there's no mandatory buy-in tied to the deed.
Do all Encantada homes have water views? Most do. With no fairway lots anywhere in the subdivision, the majority of Encantada's 127 homes back onto one of the community's waterways, though frontage type and outlook vary by street and lot.
How old are the homes in Encantada? Encantada's homes date to 1991, built as Old Florida-style custom residences on oversized lots, which is a large part of why renovation state varies so much from one closing to the next.
Is the $400 monthly HOA fee the same as club dues? No. The HOA fee covers Encantada's own guard-gated security, landscaping, and building maintenance like pressure cleaning or painting. Country club dues, for the homeowners who choose to join, are billed separately by Boca Pointe Country Club.
Let's Talk About What Your Encantada Comparable Actually Looks Like
A campus-wide market report is a fine place to start a conversation about west Boca Raton, but it won't tell you what your specific home on Montrico Drive, or the one you're considering on Savona Court, is actually worth. If you're weighing a sale in Encantada, or trying to make sense of how it really compares to the rest of Boca Pointe, Raihan Mustafa can walk through the real comparables with you. Let's Connect.
