The Doolan Group
LUXURY REAL ESTATE ADVISORS
COMPARATIVE MARKET ANALYSIS
2754 NW 27th Avenue
Boca Raton, FL 33434
RECOMMENDED LIST
$0
$494.88/sf · expect $1.40M–$1.48M
INDICATED RANGE
$1.40M–$1.51M
Depends on interior condition
MEDIAN $/SF
$513.74
Ten closed sales, last 12 months
ACTIVE COMPETITION
0
No active listings in New Floresta
YOUR HOME
Community:
New Floresta · Woodlands Sec 1
Type:
Single-family · 2,928 sq ft under air · 4 BR / 2.5 BA
Built:
1983 · 1 story · 0.23-acre lot
Pool & protection:
Private screened pool · complete impact glass
Your purchase:
July 2020 — $650,000
Target:
List at $1,449,000 ($494.88/sf)
THE PRICE POSITION
$1,449,000 — recommended
$413/sfEach dot is a closed sale, by price per sq ft · tap a dot to find it below · tick = median $513.74/sf$618/sf
COMPARABLES — NEW FLORESTA, CLOSED LAST 12 MONTHS
| PROPERTY | STATUS | PRICE | $/SF | DOM |
|---|---|---|---|---|
| 2911 NW 28th TerMost recent sale4 bd · 2.5 ba · 2,824 sf · 1984 | SOLD | $1,650,000 | $584.28 | 6 |
| 2601 NW 27th TerLakefront4 bd · 2.5 ba · 2,477 sf · 1984 | SOLD | $1,280,000 | $516.75 | 44 |
| 2825 NW 29th DrLow end of the set4 bd · 2.5 ba · 2,425 sf · 1989 | SOLD | $1,002,700 | $413.48 | 22 |
| 2632 NW 29th AveSame vintage, same size — sold in 3 days4 bd · 2.5 ba · 2,803 sf · 1983 | SOLD | $1,390,000 | $495.90 | 3 |
| 2921 NW 25th WayStarted high, sat5 bd · 3 ba · 2,671 sf · 1987 | SOLD | $1,650,000 | $617.75 | 268 |
| 2891 NW 28th TerSame house as below — after renovation4 bd · 3 ba · 2,973 sf · 1985 | SOLD | $1,620,000 | $544.90 | 36 |
| 2700 NW 26th StCanal front4 bd · 3 ba · 3,250 sf · 1988 | SOLD | $1,950,000 | $600.00 | 8 |
| 2850 NW 27th AveYour street4 bd · 2.5 ba · 2,499 sf · 1981 | SOLD | $1,200,000 | $480.19 | 3 |
| 2891 NW 28th TerSame house as above — before renovation4 bd · 3 ba · 2,973 sf · 1985 | SOLD | $1,246,750 | $419.36 | 18 |
| 2675 NW 29th StUpdated — sold in 1 day · added in this review4 bd · 3 ba · 2,888 sf · 1985 | SOLD | $1,475,000 | $510.73 | 1 |
The story in one address: 2891 NW 28th Ter sold at $419/sf before its renovation and $545/sf after — interior condition is the single biggest swing in this subdivision, and it is why your range runs $1.40M–$1.51M. Sold range across the ten verified sales: $1,002,700–$1,950,000; $413–$618 per sq ft, median $513.74. The correctly priced sales moved in 1–8 days. The county’s $1,054,348 value trails the actual sales materially and was not used.
COMPETITION RIGHT NOW
Active listings in New Floresta:
Zero — no direct competition
Pending:
2900 NW 25th Way — $1,395,000, after a $188,000 cut and 111 days
Also under contract nearby:
Listings at $1,565,000 and $2,595,000
Just outside the subdivision:
Two renovated homes active in adjacent Boca Madera — $1,499,999 and $1,249,000 (smaller homes)
The lesson:
Starting high costs months here; pricing at the evidence sells
THE SCARCITY UPSIDE — WHY THIS COMMUNITY HELPS
The only home for sale:
Zero active listings in New Floresta — verified in two separate searches, including a second set of subdivision sales reviewed for this analysis. A buyer who wants into this community has exactly one door to knock on: yours.
A very desired community:
New Floresta is one of the most sought-after established communities in its part of Boca Raton — and the demand is proven, not assumed: eight of the ten verified sales closed within 44 days, and the $1.6M pending went under contract in 4 days.
What scarcity buys:
Real pricing power at the top of the range. It is why $1,495,000 is a genuine scenario if the interior is updated — not a hope — and why a correctly priced launch here should not sit.
Its one limit:
Scarcity works once — at launch. The first two weeks are when being the only home for sale is worth the most.
WHAT COULD WORK AGAINST US — THE CONS, PLAINLY
1. The appraiser sees the whole board. A buyer’s lender will not use a selected set — they will see all ten sales, including $1,002,700 at $413/sf and the $1,200,000 sale on this street. Price far above the center and the appraisal can land short, leaving a cash gap the buyer must cover — or a deal that reopens.
2. Condition is a $373,250 question. The same house in this set sold at $419/sf before renovation and $545/sf after — a $373,250 difference on one address. Until current photos place this home on that scale, the top of the range is an assumption, not a fact.
3. The roof. The 2020 listing pointed to a 2006 roof. A roof near 20 years old can stall insurance in Florida, and buyers discount for it before they ever make an offer. Confirming the roof year is a pricing input, not paperwork.
4. This subdivision punishes reaching. Its two slow stories are both high starts: one needed a $188,000 cut and 111 days; another sat 268 days. The fast sales — 1 to 8 days — were priced at the evidence.
5. Selected sets run hot. A hand-picked group of seven sales medians at $544.90/sf; all ten verified sales median at $513.74/sf. The honest center of this market is the full board — which is what this analysis prices from.
6. Scarcity has a boundary. There is no competition inside New Floresta — but a buyer can drive a few minutes and buy renovated in Boca Madera today at $1,249,000–$1,499,999, in smaller homes. Scarcity supports the top of this range; it does not erase the alternatives.
NEW FLORESTA
BOCA RATON, FLORIDA
BRENT’S OPINION OF MARKET VALUE
List $1,449,000 · expect $1.40M–$1.48M
Why: at $494.88/sf, the list sits exactly where 2632 NW 29th Ave — same 1983 vintage, near-same size — cleared in 3 days. With zero active competition in New Floresta, a correctly priced home stands alone.
The scarcity: the only home for sale in a very desired community, where the $1.6M pending went under contract in 4 days — scarcity supports the top of the range if the interior carries it. It is already counted in this recommendation; it does not repeal the cons above.
The trade: full market value, quickly — instead of reaching for $1.55M+ and repeating the one pending sale’s story: a $188,000 cut and 111 days to get under contract.
Market time: the correctly priced sales in this subdivision went under contract in 3–8 days. If the interior shows well, expect strong early activity.
PRICING SCENARIOS
At $1,399,000:
($477.80/sf) — priced at your own street’s sale; the sharpest launch, built to draw the strongest early competition for the home; estimated under 30 days.
At $1,449,000:
($494.88/sf) — Recommended. Matches the same-vintage comp that sold in 3 days; expected sale $1.40M–$1.48M; estimated ~30 days.
At $1,495,000:
($510.59/sf) — defensible only if the kitchen and baths were renovated after 2020; estimated 45–60 days, with price-cut risk above this.
$1,449,000
$494.88/sf · $55,231 under the median-comp value
$1.35M$1.475M$1.60M
EST. MARKET TIME
~30 days
VS MEDIAN-COMP VALUE
−$55,231
PRICE / SF
$494.88
Drag the price and watch the trade-off move. Market-time estimates are interpolated from the three scenarios above; position is against the median-comp value — the $513.74/sf median applied to your 2,928 sq ft (≈ $1,504,231).
Net snapshot — estimates: at a $1,450,000 sale, $1,432,625 remains before commission and mortgage payoff on the net sheet’s exact cost math (deed stamps, Florida’s promulgated owner’s title rate, closing/search/lien fees), and $1,360,125 at an illustrative 5% commission — that is +$800,000 over the 2020 purchase price before costs. The full net sheet carries this same math to the cent; an exact net follows once the mortgage payoff balance, roof age, and current interior photos are confirmed.
This Comparative Market Analysis is the professional opinion of market value of Brent M. Doolan, The Doolan Group at Highlight Realty, FL Lic. BK3251469, based on recent MLS closed sales and current listings. It is not an appraisal. Information deemed reliable but not guaranteed. Market conditions change; pricing strategy should be confirmed at time of listing. Equal Housing Opportunity.
Questions about this analysis?
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Call Brent · 561-400-9276
The Doolan Group
LUXURY REAL ESTATE ADVISORS