West Palm Beach, FL 33415 · Summit Pines · Listed Nov 1, 2026 at $370,000 · MLS #B26095087 (BeachesMLS)
2 bed / 2 bath · 1,176 sq ft · built 1986 · concrete-block (CBS) · 0.05-acre lot · HOA $75/mo
Generated Nov 3, 2026 from live public sources (full list at the bottom). This sample is the complete report format — nothing here is a mock-up.
The verdict
A livable, honestly-kept home in a better-than-average ZIP — sold at a top-of-the-market price, with one genuinely unresolved question: FEMA's official flood map puts this address in a Special Flood Hazard Area (Zone AE), while the listing site displays "minimal risk." That answer can change the insurance bill by thousands a year. Resolve it before you offer, negotiate against the sold comps, and this can still be a fine buy.
FEMA's National Flood Hazard Layer returns Zone AE at the address point (panel 12099C); points ~130 ft north, south, and west return Zone X. Zillow displays Zone X, "minimal risk." If the lender's certified determination places the structure in AE, flood insurance is mandatory — budget $1,200–$3,000+/yr (estimate). Get the flood cert and elevation certificate during inspection, not after closing.
At $370,000, the ask is 17.6% above the $314,500 Zestimate and $33,000 above the top of Zillow's own range. Sold comps inside Summit Pines: $325,000 (2-bed), $339,900, $340,000, $369,500 (3-bed). A 2-bedroom asking what the best 3-bedroom sold for leaves no cushion.
The seller pays $3,890/yr on a Save Our Homes–capped assessment of $168,022. On a sale the cap resets toward county just value ($263,708 on the current roll). Budget roughly $4,800–$6,200/yr (estimate — verify with the Palm Beach County Tax Collector) and expect escrow to be set on the new number.
The listing site's payment math assumes $105/mo for insurance. Florida's average in-force policy was $3,675/yr in the state's own filed data (May 2026). For this home, budget $4,200–$5,800/yr (estimate). The swing factor is the roof: county records show the material, not the age — on a 1986 home, an old roof can mean surcharges or a refused policy.
Pine Jog Elementary 6/10, Palm Springs Middle 5/10, John I. Leonard High 3/10 (GreatSchools). Even with no kids in the house, the high-school rating narrows your future buyer pool at resale.
Concrete-block construction; a ~25-year owner rather than a flip (last sold Dec 20, 2000 for $89,500); a quiet interior-circle street; low $75/mo HOA; ZIP crime below the national average overall, with this home in the ZIP's safer southwest quadrant; no major new development found nearby. A decent house — with a rich price and one unanswered flood question.
Weights: price 20% · flood & insurance 20% · safety 15% · cost predictability 15% · schools 10% · noise 10% · development 10%. The score measures homework remaining — not whether the home is "good" or "bad."
| Comparable | Sold |
|---|---|
| Asking price — this home | $370,000 |
| Zestimate (range $289k–$337k) | $314,500 |
| 5358 Bonky Ct · 2 bd / 2 ba | $325,000 |
| 1470 Summit Run Cir · 3 bd / 2 ba | $339,900 |
| 5412 Cannon Way · 2 bd / 2 ba | $340,000 |
| 1442 Summit Run Cir · 3 bd / 2 ba | $369,500 |
| Rent cross-check (Rent Zestimate) | $2,193/mo |
County record: parcel 00-42-44-11-21-000-0922. A 162 sq ft sunroom added in 1990 is not counted in the 1,176 sq ft living area the price is based on.
| Address point (FEMA) | Zone AE — Special Flood Hazard Area, panel 12099C |
| ~130 ft N / S / W | Zone X — minimal risk |
| ~130 ft E / ~330 ft N | Zone AE again — the boundary weaves along the drainage corridor |
| What Zillow shows | "Zone X (unshaded), minimal risk" (First Street data) — in conflict with the official layer |
| What settles it | The lender-grade flood determination + elevation certificate, ordered during inspection |
| Line item | Monthly |
|---|---|
| Principal & interest | $1,995 |
| Property taxes (after reset, est.) | $400–$517 |
| Homeowner's insurance (FL-realistic, est.) | $350–$483 |
| HOA | $75 |
| True total | ≈ $2,820–$3,070 |
| Listing site's headline estimate | $2,651 |
| If flood insurance is required (est.) | + $100–$250 |
The listing's payment math assumed $105/mo for insurance. Florida's filed average in-force policy: $3,675/yr (FL OIR data, May 2026).
Overall grade A− — safer than 77% of US ZIPs (CrimeGrade modeled estimates). Total crime 17.18 per 1,000 residents/yr; property B (11.38), violent C+ (2.93). This home sits in the ZIP's safest southwest quadrant (odds ~1 in 489 vs. 1 in 179 in the southeast). Registry: 53 registrants listed in the ZIP (FDLE data via City-Data, Nov 1, 2026) — 1 per 956 residents vs. 1 per 1,180 countywide.
Pine Jog Elementary — 6/10 · ~1.0 mi
Palm Springs Middle — 5/10 · ~1.5 mi
John I. Leonard High — 3/10 · ~1.8 mi
GreatSchools ratings. The high school is the weak link — for families and for resale.
Walk / Transit / Bike: 8 / 29 / 35 — every errand is a drive. Summit Blvd 0.46 mi · rail corridor ~1.36 mi · Palm Beach Intl Airport ~2.63 mi · I-95 2.29 mi · Turnpike 2.25 mi. Development: no major rezoning found within ~1 mi; utility work active on Summit Blvd and S. Jog Rd (county construction list, Oct 16, 2026).
All queried Nov 3, 2026. Listing & price history: Zillow / BeachesMLS #B26095087. Property facts: Palm Beach County Property Appraiser, parcel 00-42-44-11-21-000-0922. Flood: FEMA National Flood Hazard Layer, live point queries at the address coordinates (26.6574, −80.1270) and offsets, panel 12099C; listing flood display via First Street as shown on Zillow. Crime: CrimeGrade.org ZIP 33415 modeled estimates. Registry: City-Data compilation of FDLE data (Nov 1, 2026). Schools & Walk Score: GreatSchools / Walk Score via the listing. Insurance context: Florida OIR filed data (avg in-force policy $3,675/yr, May 31, 2026); Bankrate FL average ≈ $5,838/yr. Development: Palm Beach County Road & Bridge Construction List, Oct 16, 2026; AreaVibes Greenacres livability 68/100. Distances are straight-line from the Census-geocoded address point.
Items marked "estimate" are planning figures, not quotes. Flood status for lending is decided only by a certified flood determination. Crime figures are modeled ZIP-level estimates, not block-level incident reports. Not an appraisal, inspection, insurance, or legal advice.
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