Buying a House in Riviera Beach

Riviera Beach house prices by bedroom count

The single-family market here is compact. Zillow's bedroom figures, which include all home types, show a three-bedroom at about $357,507, a four-bedroom at about $453,760 and a five-bedroom at about $550,800. The step from three to four bedrooms is under $100,000, much smaller than in the Gardens or Jupiter.

The smaller units tell a different story. A typical two-bedroom is about $534,496, more than a three-bedroom, because many two-bedroom homes in the city are condos on Singer Island. If you're shopping for a house, ignore the citywide condo and two-bedroom figures. The lower third of the whole market is near $278,565, and that's roughly where the entry-level mainland houses begin.

How the price compares with neighboring cities

On the all-homes index Riviera Beach is about $409,986. Nearby:

• West Palm Beach: about $404,711, a similar price level to the south
• Boynton Beach: about $404,476
• Lake Worth Beach: about $442,035
• Royal Palm Beach: about $488,691, inland and newer
• Palm Beach Gardens: about $696,122, directly north
• Jupiter: about $704,524

For a house buyer, the useful comparison is Riviera Beach against West Palm Beach and Royal Palm Beach. Riviera puts you closer to the inlet and the beaches at a similar price to West Palm, while Royal Palm Beach costs more but has newer houses. Price growth here has been slower: 23.4% over five years for the city against 35.5% for Palm Beach Gardens.

Inspecting a 1970s or 1980s Riviera Beach house

Much of the mainland stock is concrete block houses built decades ago, with some newer subdivisions mixed in. With a median year built of 1981, I expect a long list from the inspector and I want the following on every house:

• 4-point inspection. Roof, electrical, plumbing and HVAC. Most insurers require it on homes this old before they will write a policy.
• Roof age from the permit record. An older roof can mean no private carrier will quote.
• Electrical panel and wiring. Some older panel brands and aluminum branch wiring are insurance problems.
• Plumbing. Original galvanized or cast iron drain lines are common in houses of this age. A sewer camera inspection costs little against a line replacement.
• Permits. Garage conversions and additions are common. Check that the work was permitted, since an unpermitted room can cause trouble with the appraisal and insurance.

Wind mitigation, flood zone and the insurance bill

Insurance may cost you more per year here than the difference in price between two houses. Ask for a wind mitigation report: hip roof shape, roof-to-wall straps or clips, and impact-rated windows and doors each lower the wind premium. A newer roof with documented upgrades can turn an expensive policy into an affordable one.

Flood exposure is parcel by parcel. Land near the Intracoastal and canals sits lower, and inland lots are generally higher, but only the FEMA map and an elevation certificate tell you where a specific house stands. In A or V zones a lender will require flood coverage. Get both quotes during your inspection period, before your deposit is at risk.

What the Census says about the house stock

Single-family detached homes are 41.1% of Riviera Beach's housing units in Census data, so houses are a smaller share of the market than in Royal Palm Beach or Wellington. Another 4.2% are mobile homes. If a low-priced listing turns out to be a manufactured home, ask whether the land is included or leased, since that changes financing options, insurance and what you can sell later. The median age in the city is 39.5, and the city's price level puts a house within reach of first-time buyers using FHA or conventional loans with smaller down payments. An FHA appraiser will flag peeling paint, broken windows and missing handrails, so older houses sometimes need repairs before closing.

Neighborhood differences on the mainland

Zillow's mainland neighborhoods range from about $249,428 in Riviera Beach Heights to about $431,750 in Woodbine and $427,207 in Lone Pine. Several posted solid one-year gains: Monroe Heights is up 9.2% and Federal Gardens 8.7%. Prices and conditions can change block by block, so I look at recent sales on the same street, and buyers should drive the area at different times of day. Many mainland houses here have no HOA, which saves a monthly fee but also means fewer rules about neighboring properties.

Taxes, homestead and closing costs

The assessed value resets after the sale, so your tax bill starts from the price you pay. On a $340,686 house, the homestead exemption of up to $51,411 for a permanent Florida residence cuts the assessed value to about $289,275, and Save Our Homes caps future yearly increases at 3% or CPI. On a lower-priced home, that exemption is a larger share of the value than it is in Palm Beach Gardens. A second-home buyer gets no exemption. Florida has no state income tax.

Buyers usually pay mortgage doc stamps of $0.35 per $100 and the intangible tax of 0.2% of the loan, plus title and lender fees and prepaid insurance. This isn't legal or tax advice. With an insurance quote and an inspection range for each candidate, the cheaper houses are easier to tell apart, and that's the shortlist I'd build first.