From the $460s | 1 move-in ready
Minto Communities | Westlake
Westlake Single-Family - Cypress Collection
New construction by Minto Communities in Westlake, Palm Beach County. Floor plans, move-in ready homes and what Minto Communities is offering right now, with me on your side from the first visit.
01 The community
About Westlake Single-Family - Cypress Collection
01
The area
Westlake Single-Family - Cypress Collection is in Westlake, in Palm Beach County. Western Palm Beach County runs from Wellington and Royal Palm Beach out to Westlake and Loxahatchee, about 17 miles west of downtown West Palm Beach, with Southern Boulevard and the Turnpike as the main routes east.
02
The location
The sales center or model is at 16610 Town Center Parkway North, Westlake, FL 33470.
03
The homes
Minto Communities builds single-family homes here, with 2 to 5 bedrooms, 2 to 5 bathrooms, 1,644 to 4,008 square feet, from the $460s. This guide lists 18 floor plans and 1 move-in ready home.
04
The details
One- and two-story single-family homes in Westlake's Oaks and Pines neighborhoods. Contemporary and Modern Farmhouse exteriors. 2- to 3-car garages. Lake homesites available. Westlake clubhouse, lap pool, water park, tennis, trails and Adventure Park. Fees: HOA applies; no CDD.
02 The incentives
What Minto Communities is offering
Up to $30,000 off a new Minto home at Westlake
Heroes program discount for qualifying buyers (ask me for the terms)
Builder financing incentive through the builder's preferred lender on select homes. Ask me for the current rate, APR and terms.
Offers as shown on the builder's website on October 26, 2026. Offers change often, may require the preferred lender, and have conditions set by the builder. I confirm what applies before you sign anything.
03 The homes
Homes and floor plans
Move-in ready homes
| Address | Plan | Beds | Baths | Sq ft | Price | Available | Ask |
|---|---|---|---|---|---|---|---|
| Homesite 249, The Oaks | Hibiscus | 4 | 3 | 2,345 | $672,027 | Available now |
Floor plans
| Plan | Beds | Baths | Sq ft | Stories | Starting price | Ask |
|---|---|---|---|---|---|---|
| Cassia | 2 | 2 | 1,644 | From $465,990 | ||
| Aster | 2 | 2 | 1,699 | From $470,990 | ||
| Cassia II | 2 | 2 | 1,921 | From $499,990 | ||
| Aster II | 2 | 2 | 1,923 | From $499,990 | ||
| Marlberry | 2 | 2 | 1,937 | From $502,990 | ||
| Persimmon | 2 | 2.5 | 2,049 | From $517,990 | ||
| Sycamore | 4 | 3 | 2,163 | From $531,990 | ||
| Schefflera | 3 | 2.5 | 2,324 | From $539,990 | ||
| Hibiscus | 3 | 3 | 2,345 | From $547,990 | ||
| Sycamore Grand | 4 | 3.5 | 2,485 | From $549,990 | ||
| Azalea | 3 | 2.5 | 2,581 | From $554,990 | ||
| Azalea Grand | 3 | 2.5 | 2,814 | From $567,990 | ||
| Poinciana | 4 | 3.5 | 2,913 | From $577,990 | ||
| Poinciana Grand | 4 | 3.5 | 3,146 | From $587,990 | ||
| Laurel | 4 | 3 | 3,071 | From $598,990 | ||
| Laurel Grand | 5 | 4 | 3,311 | From $619,990 | ||
| Birchwood | 5 | 5 | 3,758 | From $656,990 | ||
| Birchwood Grand | 5 | 5 | 4,008 | From $659,990 |
Starting prices are for a base home before homesite premiums and options. Source: builder or developer website, checked October 26, 2026. Confirm current figures before you visit.
04 The payment
What's a comfortable monthly payment for you?
Start with the payment that feels right, or with a home price, and see the whole picture: principal and interest, property taxes, insurance, mortgage insurance and HOA dues. Then see how a builder's rate buydown changes the first years.
Rate starts at the Freddie Mac weekly average for a 30-year fixed loan, 7.32% (15-year: 6.68%), as of October 22, 2026. It's a reference point, not a quote. Change it to anything you like.
Taxes, insurance and HOA
Starting values: a property tax of 1.6% of the price, a planning figure from Palm Beach County's 2025 total millage of about 15 to 21 mills after the homestead exemption (Palm Beach County Property Appraiser, tax year 2025). Home insurance of $4,000 a year, near Citizens' 2026 approved Palm Beach County average for a homeowners policy ($4,455) and adjusted for new construction with impact-rated windows and doors. HOA and CDD of $350 a month, near the middle of published Palm Beach new-community fees; Westlake adds its improvement district assessments. Private mortgage insurance usually runs $30 to $70 a month per $100,000 borrowed (Freddie Mac), so 0.60% sits in the middle. FHA uses 0.55% a year plus a 1.75% upfront premium (HUD). Flood insurance is extra where a lender requires it.
Homes up to about
$0
How a builder buydown works
Lower payments in the first years
With a temporary buydown, the builder pays money up front so your rate starts lower and steps up to the full rate. A 2-1 buydown starts two points lower in year one and one point lower in year two. A 1-0 buydown is one point lower for the first year. Here's what it does on the loan above.
| Year | Rate | Principal and interest |
|---|
For illustration only. These are estimates from the numbers you enter, not a loan estimate, a quote, an advertisement of credit terms or an offer to lend. Your rate, APR and payment depend on your credit, loan program, down payment, lender fees and the property, and taxes, insurance, flood coverage, HOA dues and CDD assessments vary by home, building and county. The Wulf Collaboration and Compass are not lenders. Talk with a licensed lender before you decide.
Before you visit a model or a sales gallery
The builder's team works for the builder
The sales team in the model home or the sales gallery is great at what they do, and their job is to sell the builder's homes or the developer's residences. Having your own agent costs you nothing extra in most cases, and it puts someone on your side for the decisions that matter most.
Most builders and developers need your agent with you, or registered, at your first visit. If you walk in on your own first, it can be hard to bring an agent in later. A quick text to 954-495-0767 before you go is all it takes.
Register you at the first visit
I set up the appointment, come with you, and make sure you're on record as my client.
Compare communities, homesites and floors
Lake and preserve premiums, which way the home or residence faces, what's planned next door, HOA and CDD fees and what they cover.
Work the builder's offer
Closing cost help, design credits, rate buydowns and deposit terms. I know what each builder and developer is offering this month and what's worth asking for.
Review the purchase agreement
Builder and developer contracts are written by the seller. We go through deposits and escrow, timelines, the 15-day review on a new condominium, and what happens if dates move.
Inspect during construction
An independent inspector before drywall and again before closing, so problems get fixed while they're easy to fix.
Walk the punch list with you
The final walkthrough, then the warranty list before your first year is up.
Westlake Single-Family - Cypress Collection
See it in person with me
I'll set up a visit to Westlake Single-Family - Cypress Collection, send you current pricing and what Minto Communities is offering, and make sure you're registered as my client from the first step.
Got it
I'll be in touch shortly with your hand-picked list.
One tip while you wait: if you visit a model home or a sales gallery before we talk, send me a quick text at 954-495-0767 first, so I'm registered with you.
Representative photo
Model home and sales gallery visits
See it in person, with me
Pick a community or a tower and a day. I'll set up the visit, meet you there and make sure you're registered as my client from the first step through the door.
