26 Oct Delray Beach, FL Guide (2026): Condos, Taxes, Historic Districts and the Beach

Delray Beach, FL Guide (2026): Condos, Taxes, Historic Districts and the Beach

Delray Beach is a Palm Beach County city of 66,846 residents (2020 Census) between Boynton Beach and Boca Raton, with a downtown along Atlantic Avenue and a municipal beach on State Road A1A. Condominium buildings with residences listed from $1 million sit on the barrier island and downtown. The City applies Florida’s milestone inspection law with a 25-year deadline for buildings within three miles of the coast, and its operating tax rate for 2025–26 is 6.1611 mills.

This guide uses official City of Delray Beach, Palm Beach County and State of Florida sources, checked October 26, 2026. It is general information, not legal, tax or insurance advice.

On This Page

• Delray Beach at a glance
• Condos and townhomes from $1 million
• Property taxes
• Milestone inspections
• Historic districts and design review
• Rental rules
• The beach and sea turtles
• Flood information
• Police and fire rescue
• Nearby towns
• Frequently asked questions
• Sources

Delray Beach at a Glance

Condos and Townhomes From $1 Million

As of October 2026, 30 condominium buildings in the City of Delray Beach had residences listed at $1 million or more. Most are on the barrier island east of the Intracoastal Waterway, along South Ocean Boulevard (A1A), Andrews Avenue, Macfarlane Drive and George Bush Boulevard; the rest are downtown near Atlantic Avenue, Pineapple Grove and Federal Highway. Our Delray Beach condos from $1 million page lists every building with year built, unit count, first milestone inspection date and dated asking prices, from Palm Beach County Property Appraiser records and MLS listings.

• Highest asking price: 1625 Ocean, with a residence listed at $6.595 million as of October 2026.
• Newest finished buildings: county records date 246 NE 6th Avenue to 2025, 1177 Moderne to 2024 and 1625 Ocean to 2023.
• New construction: Ónix Delray, a 26-residence building at 318 SE 5th Avenue, with listings from $1.549 million to $2.199 million in October 2026.
• Largest buildings: Seagate Towers (149 units, 1970), Barrton (103 units, 1972) and Barr Terrace (94 units, 1970).

Five townhome communities also had homes listed from $1 million: Cannery Row, St. George, San Sebastian, Estuary and Palm Trail Estates. They are described on the same page. If a townhome community is a homeowners association rather than a condominium, the condo milestone inspection and SIRS rules below generally do not apply; confirm the community’s legal form and ask the association for its budget, reserves and rules.

Property Taxes

The City of Delray Beach set its operating tax rate at 6.1611 mills for 2025–26, up from 5.9063 in 2024–25, according to the Florida Department of Revenue. The Palm Beach County Property Appraiser lists a separate 0.0309 mills for City debt service. That is about $6.19 for every $1,000 of taxable value, and it is only the City’s share. Your total bill also includes Palm Beach County, the school district and other taxing districts. Properties inside the Downtown Development Authority district also pay that authority’s 1.0000 mills. For 2026–27, the City’s proposed operating rate was 6.4371 mills. Check the current rate and your property’s values on the Palm Beach County Property Appraiser website.

After a sale, the property is reassessed at just value as of January 1 of the following year, so the buyer does not inherit the seller’s capped assessed value; only the buyer’s own exemptions and any homestead portability benefit the buyer qualifies for apply (sections 193.155 and 193.1555, Florida Statutes). Don’t assume the seller’s tax bill will carry over.

Milestone Inspections

Delray Beach applies Florida’s milestone inspection law (section 553.899, Florida Statutes) through its Building Division; we found no separate City recertification ordinance. The City’s milestone page says:

• Which buildings. Condominium, cooperative and apartment buildings with three or more stories, as the City page puts it; the state law covers condominium and cooperative buildings of three or more habitable stories.
• Schedule. The first inspection is due by December 31 of the year a building turns 30, or 25 if it is within three miles of a coastline, then every 10 years.
• Process. Phase One, a visual inspection by a licensed architect or engineer, must be completed within 180 days of the City’s notice. A Phase Two inspection is required only if Phase One finds substantial structural deterioration. Repairs are due within 180 days of the report, and the Building Official may extend that to 365 days in total.

Under the state law, buildings that turned 30 before July 1, 2022 had to complete their first inspection before December 31, 2024, and with the City’s 25-year coastal rule many older Delray Beach buildings share that 2024 deadline, so for an older building, ask the association for its report. Separately, Florida requires a structural integrity reserve study (SIRS) at least every 10 years for condominium buildings of three or more habitable stories (section 718.112(2)(g)). As a buyer of a resale condo, you are entitled, at the seller’s expense, to the summary of the milestone inspection report (if applicable) and the association’s most recent SIRS, or a statement that the association has not completed one (section 718.503(2)(a)). See our Florida milestone inspection and SIRS guide.

Historic Districts and Design Review

Delray Beach has five local historic districts on its Local Register: West Settlers, Old School Square, Del-Ida Park, Marina and Nassau Park. In a historic district, the City requires a Certificate of Appropriateness for exterior alterations and additions, including exterior color changes. Demolishing any structure in a district needs a certificate approved by the Historic Preservation Board, while interior alterations and general maintenance do not need one. The City also offers a Historic Property Ad Valorem Tax Exemption for qualifying improvements.

Outside the historic districts, the Site Plan Review and Appearance Board reviews development applications for new and existing buildings, signs and landscaping. Building permits come from the Building Division at City Hall (561-243-7200), which takes permit applications digitally through its ePlans system. If you are buying a home to renovate or rebuild, check whether it is in a historic district before you plan the work.

Rental Rules

The City stopped requiring landlord permits and renewals on October 1, 2023, because of state legislation. Short-term rentals are governed by the City’s rule on transient residential uses (Land Development Regulations section 4.3.3(ZZZ)), which the City Commission amended on April 21, 2026 (Ordinance 21-26) to remove provisions preempted by state law. Under the rule, a unit that turns over more than six times a year is a transient residential use, which is allowed in the medium-density (RM) district and prohibited in single-family, rural residential and planned residential districts. Condominium declarations and association rules can be stricter, so read them before buying a residence you plan to rent.

The Beach and Sea Turtles

A June 2025 City announcement describes the municipal beach as stretching more than two miles and says the beach received the Blue Flag award for the third consecutive year. Lifeguards are on duty from 9 a.m. to 6:30 p.m. during daylight saving time, and dogs are not allowed on the municipal beach. City beach parking permits are sold for an October 1 to September 30 year and are accepted in the City’s A1A lots.

Sea turtle nesting season runs from March 1 to October 31, peaking in July and August, according to the City. The City adopted Ordinance 11-14 in May 2014 with lighting requirements for new and existing beachfront properties; report lighting problems to Code Enforcement at 561-243-7219. If you are buying oceanfront, ask whether the building’s exterior lighting meets the rules.

Flood Information

Delray Beach takes part in the National Flood Insurance Program’s Community Rating System at Class 6, which Palm Beach County’s April 2024 Community Rating System table lists as a 20% discount on flood insurance policies in high-risk flood zones. Florida requires sellers of residential property to give a flood disclosure at or before signing the contract, covering flood damage during the seller’s ownership, flood claims filed with an insurer (including the National Flood Insurance Program) and federal flood assistance (section 689.302).

Police and Fire Rescue

The City runs its own police department, headquartered at 300 W. Atlantic Avenue (non-emergency 561-243-7800), and its own fire rescue department, headquartered at 501 W. Atlantic Avenue (561-243-7400). Call 911 for emergencies.

Nearby Towns

• Gulf Stream, FL guide and Gulf Stream condos
• Highland Beach, FL guide and Highland Beach oceanfront condos
• Boca Raton, FL guide and Boca Raton oceanfront condos
• Boynton Beach luxury condos and townhomes and Ocean Ridge condos, co-ops and townhomes

Before you sign, use our Florida condo due diligence checklist. If you are selling, see Selling a Florida Condo in 2026. Condo owners and buyers may also want Florida condo special assessments explained and our Broward vs. Palm Beach County inspection rules guide.

Frequently Asked Questions

What is the property tax rate in Delray Beach?

The City’s operating rate is 6.1611 mills for fiscal year 2025–26, plus 0.0309 mills for debt service. Your total bill also includes county, school and other district rates.

When do Delray Beach condo buildings need a milestone inspection?

Condominium and cooperative buildings three or more stories tall need a first inspection by December 31 of the year they turn 30, or 25 if they are within three miles of the coast, then every 10 years.

Does Delray Beach have historic districts?

Yes, five: West Settlers, Old School Square, Del-Ida Park, Marina and Nassau Park. Exterior changes there need a Certificate of Appropriateness.

When is sea turtle nesting season in Delray Beach?

March 1 to October 31, peaking in July and August, according to the City.

Is Gulf Stream part of Delray Beach?

No. Gulf Stream is a separate town just north of Delray Beach on the barrier island, with its own government and tax rate.

Sources

Checked October 26, 2026:

• City of Delray Beach: Milestone Recertification, Historic Districts, Historic Preservation FAQ, Building Division, Landlords, Beach, Blue Flag news (June 3, 2025), Sea Turtle Conservation Program, City Hall, Fire Rescue and Emergency contacts
• City of Delray Beach, Ordinance 21-26 (transient residential uses), approved April 21, 2026 and Ordinance 05-24 (floodplain regulations)
• Palm Beach County: Community Rating System; Property Appraiser 2025 millage rates and 2026 proposed millage rates
• Florida Department of Revenue, Comparison of Taxes Levied, FY 2024-25 and 2025-26 (Palm Beach)
• U.S. Census Bureau QuickFacts, Delray Beach and University of Florida BEBR, Florida Estimates of Population 2025
• Sections 553.899, 718.112, 718.503 and 689.302, and sections 193.155 and 193.1555, Florida Statutes (2026)
• Condo and townhome data: Palm Beach County Property Appraiser records and MLS listings, October 26, 2026 (see Delray Beach condos from $1 million)

Last updated October 24, 2026. Building details come from county property records, public listings and government sources and are deemed reliable but not guaranteed. Prices are asking prices or estimates as of the date shown. Not legal, financial or engineering advice. Full disclaimer