10776 Waterberry Drive, Boca Raton, FL, 33498 | $249,000

Looking for a Boca Raton address on a budget. . . . look no further this villa is calling your name. The first thing you see when you walk in isn't the villa it's the water. Straight through the sliding glass doors, a full pond view. No rear neighbors. No parking lot. Just open water, and it's there every morning from the Florida room while the sun comes up over the pond. Original condition and priced as the lowest active listing in Waterberry. Renovated units in this community close 100k higher than this one is listed at. Its once you make it yours its very turn key and head back North as the HOA covers lawn, exterior maintenance, cable, and full clubhouse access. Grocery shopping. . . no problem as Publix at the front gate. Beach eleven miles. Two pets up to twenty pounds each permitted. You've seen the pond. You know the price. Here's what that number actually buys and what your days look like once you're here. The Renovation Math The floor plan is a classic split-bedroom layout — primary suite on one side, guest bedroom on the other, living space open through the middle. Vaulted ceilings throughout. Tile floors. Pass-through kitchen window. The enclosed Florida room runs the full width of the back of the villa — that's where the pond view lives, and it's there from the kitchen, the living room, and the porch at the same time. The kitchen and bathrooms are original 1985. Functional and ready for whoever buys this to gut and make modern. That's the play. A realistic kitchen and bath renovation runs $50, 000 to $80, 000. Recent closed comps in this same community show a return of $80, 000 to $125, 000 in added value at resale. The gap between $250, 000 and $475, 000 in Waterberry isn't a mystery — it's a renovation. The data is in the closed sales, not in a projection. Call before you visit and I'll send the comp sheet. What the HOA Actually Covers You already know the HOA covers lawn, exterior maintenance, and cable. Here's the full list most buyers don't read until they're under contract. HOA dues run $254 to $308 per month. That covers cable TV, lawn care, all exterior maintenance, exterior painting on approximately a seven-year cycle, parking, security, and trash removal. Read that as a cost you are not writing a separate check for — no lawn service bill, no exterior painting bill, no roof maintenance call after a storm. On top of that: full access to the Waterberry clubhouse. Heated pool and hot tub, sauna, fitness center, lighted tennis courts, shuffleboard, library, and billiards room. The social calendar runs year-round — movie nights, card games, book clubs, live shows, holiday parties, and organized group trips. This isn't a quiet community where nothing happens. The residents show up. If you want to participate the calendar is full. If you want the pond-view porch and to be left alone, that's equally available. Residents also have access to the broader Boca Chase amenities beyond the Waterberry clubhouse — additional pools, walking and biking trails, basketball courts. What Your Days Look Like Mornings start on the Florida room. Coffee, pond, sunrise. That's the routine and it doesn't require a car. Two minutes from the front gate, Publix is at Clint Moore and 441. In that same corridor: Café Landwer for breakfast — Israeli-Mediterranean, outdoor seating, regulars here twice a week. Villa Rosano on Clint Moore for Friday night Italian. Il Fiore West Boca on Yamato Road is five minutes for real pizza — if you're from New Jersey or New York this is the answer. Lazy Dog Restaurant & Bar on Glades Road is ten minutes south for a proper dinner or Sunday brunch when the kids fly down from up north. Mizner Park in downtown Boca is 15 minutes east. Atlantic Avenue in Delray Beach is 20 minutes north. Red Reef Park beach is 11 miles — reef-protected, calm water, about 18 minutes without traffic. These are the beaches locals use, not the tourist-heavy ones further south. If You're Bringing a Dog Boca Raton was certified a Better Cities for Pets city in 2024. The walking and biking trails inside Boca Chase give you a morning loop right from the front door. Mizner Bark Dog Park is 15 minutes east — over two fenced acres, off-leash, separated by size. Bark Beach at Spanish River Park runs off-leash hours on weekend mornings right on the Atlantic. And Lazy Dog on Glades Road — already ten minutes away for dinner — has an actual dog menu. Two pets up to 20 pounds each. For most buyers traveling with a small dog, that question is answered before they finish asking it. Distance Reference DestinationTimePublix2 minCafé Landwer / Villa Rosano3 minIl Fiore West Boca5 minLazy Dog Restaurant & Bar10 minMizner Bark Dog Park15 minDelray Marketplace15 minMizner Park / downtown Boca15 minAtlantic Avenue, Delray Beach20 min northRed Reef Park / beach18 minPalm Beach International Airport30 minFort Lauderdale Airport35 minMiami55-65 min south Who This Works For A buyer who wants a Boca Raton address in a gated community, has a renovation budget, and understands what the gap between entry price and renovated comp in the same community represents. A snowbird who wants low-maintenance living that builds value while they're gone part of the year. Someone with a small dog who needs a real answer on the pet policy before they waste a trip down. Doesn't work if move-in ready is the requirement. That inventory exists in Waterberry — it's priced $100, 000 to $225, 000 higher. Worth knowing before the showing. What to Check Before You Offer Pull the estoppel. Review the HOA reserve fund. Ask specifically about capital improvement projects planned in the next 24 months — that question before the offer is the one that protects you. Check the FEMA flood zone designation for this parcel. Inspect roof, AC, and plumbing — 1985 build. Confirm the HOA approval process and timeline before going under contract. HOA covers the building exterior. Buyers carry HO-6 interior insurance, typically $800 to $1, 400 a year. Florida Homestead Exemption applies to primary residents only — snowbirds maintaining a Northern primary residence do not qualify. Verify with your tax advisor before closing. In business since 1996. Over 1, 500 homes sold in Palm Beach County. Call before you visit — I'll send the comp sheet and the three questions to ask the HOA manager before you write an offer. Frequently Asked Questions What do renovated villas sell for in Waterberry? Renovated villas in Waterberry have been closing between $330, 000 and $475, 000. Original-condition units close in the $250, 000-$290, 000 range. The gap is the documented equity opportunity for a buyer who renovates. What does the HOA cover at Waterberry? HOA dues of $254-$308 per month cover cable TV, lawn care, all exterior maintenance, exterior painting approximately every seven years, parking, security, trash removal, and full access to the Waterberry clubhouse — heated pool, hot tub, sauna, fitness center, lighted tennis courts, shuffleboard, library, and billi

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