Moving to Riviera Beach, FL

Two Riviera Beaches: the mainland and Singer Island

The mainland part of the city sits along the Intracoastal Waterway between West Palm Beach and North Palm Beach, with I-95 and US-1 running north to south through it. It is mostly older single-family houses, small multifamily buildings and some newer subdivisions to the west. The Port of Palm Beach, a working cargo and cruise port, is on the city's waterfront near the Lake Worth Inlet.

Singer Island is the barrier island across the water, reached by the Blue Heron Boulevard bridge. Its ocean side is lined with condo towers, and it is where most of the city's high-value housing is. The southern tip of the island is the separate Town of Palm Beach Shores, so not every Singer Island address is in Riviera Beach. John D. MacArthur Beach State Park sits on the island's north end.

On Zillow, Singer Island is about $864,494 and up 17.9% over five years. The mainland neighborhoods in Zillow's list run from about $249,428 in Riviera Beach Heights to about $431,750 in Woodbine.

What housing costs, and why condos cost more than houses here

Riviera Beach is unusual in Florida: the typical condo, about $732,567, is worth more than twice the typical single-family house at about $340,686. The reason is geography. Many of the city's condos are on Singer Island, often on the ocean, while most houses are on the mainland. The bedroom figures show the same split, with a typical two-bedroom at about $534,496 and a three-bedroom at about $357,507.

For a relocating buyer that means two different budgets:

• Mainland house: roughly $280,000 to $450,000 for most neighborhoods, with the lower third of the city's market near $278,565.
• Singer Island condo: mostly upper-third pricing, which starts near $1,015,238, with smaller and older units below that.

Prices have moved slowly lately. The citywide index rose 1.5% over the past year and 23.4% over five years, a smaller five-year gain than Palm Beach Gardens at 35.5%.

Who lives in Riviera Beach and what the housing stock looks like

Census data puts the population at 38,657 and the median age at 39.5, much younger than Palm Beach Gardens at 51.8. About 19.1% of residents are 65 or older. Seasonal homes are 13.7% of units, a share driven mostly by Singer Island condos that sit empty part of the year.

The housing is older than in the western suburbs. The median year built is 1981. Single-family detached homes are 41.1% of units, 27.3% are in buildings of 10 or more units, and 4.2% are mobile homes. That mix means a lot of buyers here are dealing with 40-year-old houses or condo buildings that are already past the age when Florida's milestone inspection rules apply.

Getting around and what's nearby

Riviera Beach sits in the middle of the county's eastern corridor. I-95 and US-1 connect it to West Palm Beach to the south and the Gardens and Jupiter to the north. Palm Beach International Airport in West Palm Beach is the nearest major airport. Shopping and restaurants along PGA Boulevard in Palm Beach Gardens are a short drive away. On the water side, the Lake Worth Inlet gives boaters direct ocean access, and Peanut Island sits in the inlet just off the city.

Hurricanes, flood zones and insurance for newcomers

Insurance is the line item newcomers underestimate most. On the mainland, a 1970s or 1980s house usually needs a 4-point inspection and a wind mitigation report before a carrier will quote, and roof age can decide whether you get a private policy or end up with Citizens Property Insurance. On Singer Island you'll carry a condo unit policy, and the association's master policy cost is built into your monthly fee.

Flood risk depends on the parcel. Land near the Intracoastal and the island sits lower than inland areas. Check the FEMA flood zone, ask for an elevation certificate and price flood insurance during the inspection period.

Taxes and what newcomers get wrong

Florida has no state income tax. If Riviera Beach becomes your permanent home, file for the homestead exemption of up to $51,411 off assessed value, which also starts the Save Our Homes cap of 3% or CPI on future increases. The assessment resets to your purchase price, so the seller's bill is a poor guide. Part-time owners get no exemption.

• Comparing the wrong numbers. The citywide $409,986 blends two separate markets. Compare a mainland house with mainland sales and an island condo with island sales.
• Ignoring building age. Older Singer Island towers may be facing concrete repairs and higher reserves under the 2022 condo law. Read the milestone inspection and reserve study before you commit.
• Assuming the address is Riviera Beach. Check the property appraiser record, especially near Palm Beach Shores and North Palm Beach.
• Skipping the neighborhood visit. Mainland streets vary block by block. Drive them at different times of day.

If you tell me which side of the bridge you're leaning toward, I can pull a shortlist that matches it.