Westlake Homes As Long Term Rentals
July 9, 2026
July 9, 2026
If you are thinking about using a Westlake home as a long-term rental, the opportunity is a little different from many other Palm Beach County markets. Westlake is still a young, fast-growing city, and its rental story is tied more to newer single-family homes and townhomes than to large apartment communities. That can create opportunity, but it also means you need to look closely at costs, property type, and local rules before you buy or convert a home. Let’s dive in.
Westlake is a relatively new master-planned city in western Palm Beach County. The city was officially incorporated on June 22, 2016, and its original plan called for 4,546 single-family homes plus 2.2 million square feet of non-residential development.
Growth has been rapid. Census estimates show the population rising from 906 in 2020 to 7,664 by July 2024, with 1,455 households and a median household income of $131,925. For you as an investor or homeowner, that matters because fast growth often changes rental demand, pricing, and long-term holding strategy.
Westlake is best understood as a scattered-site long-term rental market. Minto currently markets the community with townhomes, single-family homes, and estate homes, including townhome-focused Terraces and single-family neighborhoods such as The Pines and The Oaks.
That means most rental options are likely to be individually owned homes rather than units in large purpose-built rental complexes. If you are comparing Westlake to more established rental-heavy areas, this is an important difference.
The city’s comprehensive plan analysis reported that there were no conventional rental housing communities within Westlake at the time of analysis. The same document explained that residential development would begin with single-family housing, while multifamily development was expected later as the Downtown Mixed Use area builds out.
In practical terms, Westlake currently leans heavily toward ownership. The owner-occupied housing rate is 98.8%, which helps explain why rental supply may be more limited than in nearby markets.
Based on the city’s housing profile and development pattern, Westlake appears better suited to renters looking for newer construction, more space, and a planned community feel. This is not the kind of market defined by urban-style multifamily density.
For many renters, the appeal may come from the combination of newer homes, organized neighborhoods, and the long-term vision of the city. If you own a clean, well-maintained home with practical layout and modern finishes, that may fit what many long-term renters are seeking here.
Westlake has built a visible community identity around shared spaces and local events. Public meetings and events are held at The Lodge at Westlake Adventure Park, and the city promotes recurring events such as SpringFest, FourthFest, and a 5K run/walk.
That kind of civic programming can make a home more appealing to renters who want a connected community atmosphere. It does not guarantee rent levels, but it does help explain why some households may be drawn to the area.
City planning documents identify Golden Grove Elementary, Osceola Creek Middle, and Seminole Ridge High as serving Westlake. Palm Beach County school pages also place Seminole Ridge High in Westlake and Osceola Creek Middle in Loxahatchee.
For renters who prioritize access to public schools, this context can influence where they focus their home search. The district also reports an A-rated system, a 96.7% graduation rate, and 330 choice and career programs.
Westlake is not a market where you should underwrite loosely. The median owner-occupied home value is $649,700, and median selected monthly owner costs with a mortgage are $3,481.
Those figures are a reminder that your monthly holding costs may be significant. Before you count on rental income, you need to verify whether the numbers still work after taxes, insurance, assessments, utilities, and association fees.
Westlake has an infrastructure setup that can affect nonmortgage costs. The city states that the Seminole Improvement District is responsible for water, wastewater, stormwater, roads, parks, landscape, and transportation, and the West Lake CDD posts fee and bond information.
For you, that means every property needs a closer review. Before buying or converting a home, confirm whether the parcel has CDD or SID assessments, utility obligations, or HOA dues that could affect net income.
Property taxes should never be based on an old owner’s bill alone. Westlake adopted a final general operating millage rate of 4.6 mills for fiscal year 2026, so your future tax picture may look different from past records.
This is especially important if you are analyzing a resale, a recent build, or a home that may change use from owner-occupied to rental. Refreshing your assumptions annually can help you avoid surprises.
If you plan to move out of a home and rent it long term, Florida homestead rules are one of the first things to review. Florida Statute 196.031 ties the homestead exemption to a property that is the owner’s permanent residence, and the Palm Beach County Property Appraiser states that the exemption applies only to a permanent primary residence.
Florida Statute 196.061 also says that renting all or substantially all of a previously homesteaded dwelling generally constitutes abandonment of the homestead exemption, with a limited 30-day-per-calendar-year exception across two consecutive years. For many owners, that change can affect the true cost of holding the property as a rental.
Insurance is another major line item in Florida. The state insurance regulator says insurers must provide wind-mitigation discount information, and FEMA’s flood program states that flood insurance is separate from homeowners coverage.
That means you should not assume a standard homeowners policy tells the full story. When you are evaluating a Westlake rental, build your budget using current insurance quotes and confirm whether flood coverage is needed separately.
Westlake may be a strong fit for a buy-and-hold strategy if you are targeting newer homes and a long-term view. The market appears more aligned with single-family homes and select townhomes than with bulk rental inventory.
That can be positive if you want a property that stands out in a limited rental pool. At the same time, it means you should be careful not to assume apartment-style turnover, pricing, or demand patterns.
In Westlake, the cleaner strategy is often less about finding distressed inventory and more about evaluating build quality, layout, school access, amenity appeal, and total carrying cost. Since the city is still growing and future non-residential development is part of the long-range plan, your investment case may depend on both present-day rent potential and future area growth.
If you are a move-up owner thinking about keeping your current home as a rental while buying in Westlake, the same principles apply. Review homestead impacts, tax assumptions, insurance, HOA or district charges, and realistic rent potential before you commit.
Before you buy or convert a home, it helps to work through a simple checklist:
A careful review upfront can protect your cash flow and help you avoid a property that looks good on paper but feels tight in real life.
If you want help sorting through Westlake homes as long-term rentals, working with a local advisor who understands both market trends and financing details can make the process much clearer. With 25+ years of local experience and a mortgage-informed approach, Janet Cordero can help you evaluate opportunities, compare holding costs, and make a smarter move in Westlake.
Unlock the door to your real estate dreams with Janet. Do you desire the coastal lifestyle with our region's stunning beaches or the more rural setting with acreage? We have it all with vast real estate opportunities. Janet will match you with the perfect buyer-seller experience while delivering exceptional results.
