The Doolan Group
LUXURY REAL ESTATE ADVISORS
COMPARATIVE MARKET ANALYSIS — SECOND REVIEW
2754 NW 27th Avenue
Boca Raton, FL 33434
RECOMMENDED LIST
$0
$563.52/sf · expect $1.55M–$1.65M
SET MEDIAN
$544.90
Per sq ft · seven closed sales
TOP STANDARD SALE
$0
2911 NW 28th Ter · sold in 6 days
ACTIVE IN NEW FLORESTA
0
No competing listing in the subdivision
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 $1,650,000 ($563.52/sf)
THE PRICE POSITION
$1,650,000 — recommended
$419/sfEach dot is a closed sale from the reviewed set, by price per sq ft · tap a dot to find it below · tick = set median $544.90/sf$813/sf
COMPARABLES — THE REVIEWED SET, CLOSED SALES
| PROPERTY | STATUS | PRICE | $/SF | DOM |
|---|---|---|---|---|
| 2675 NW 29th StUpdated residence — sold in 1 day4 bd · 3 ba · 2,888 sf · 1985 · New Floresta | SOLD | $1,475,000 | $510.73 | 1 |
| 2632 NW 29th AveSame vintage, same size — sold above its $1,325,000 list4 bd · 2.5 ba · 2,803 sf · 1983 · New Floresta | SOLD | $1,390,000 | $495.90 | 3 |
| 2911 NW 28th TerThe top standard sale — most recent in the set4 bd · 2.5 ba · 2,824 sf · 1984 · New Floresta | SOLD | $1,650,000 | $584.28 | 6 |
| 2891 NW 28th TerSame house as below — before renovation4 bd · 3 ba · 2,973 sf · 1985 · New Floresta | SOLD | $1,246,750 | $419.36 | 18 |
| 2891 NW 28th TerSame house as above — after renovation4 bd · 3 ba · 2,973 sf · 1985 · New Floresta | SOLD | $1,620,000 | $544.90 | 36 |
| 2413 NW 32nd StFull renovation, 2025 — Millpond (Timbercreek North)4 bd · 3 ba · 2,808 sf · 1980 | SOLD | $2,005,000 | $714.03 | 8 |
| 2710 NW 27th AveFull luxury renovation — your street4 bd · 3 ba · 2,861 sf · 1984 · New Floresta | SOLD | $2,325,000 | $812.65 | 1 |
How to read this set: the five standard New Floresta sales center at $510.73/sf (≈ $1,495,000 on your 2,928 sq ft). The two sales on the right — 2413 NW 32nd and 2710 NW 27th — are complete renovations, and they set the ceiling at $714–$813/sf: that is what this market pays when a home is fully redone. All seven together: $1,246,750–$2,325,000, median $544.90/sf (≈ $1,595,000). Every sale in the set closed within 36 days of listing.
COMPETITION RIGHT NOW
Active listings in New Floresta:
Zero — a buyer who wants this subdivision has one door to knock on: yours
Pending in the subdivision:
$1,600,000 (under contract in 4 days) and $1,395,000 (after a $188,000 cut, 111 days)
Active nearby (Boca Madera):
Two renovated homes at $1,499,999 and $1,249,000 — both materially smaller (1,929 and 2,100 sq ft)
The opening:
Scarcity is the strategy — price at the top standard sale while there is nothing else to buy
NEW FLORESTA
BOCA RATON, FLORIDA
BRENT’S OPINION OF MARKET VALUE
List $1,650,000 · expect $1.55M–$1.65M
Why: the subdivision’s most recent standard sale — 2911 NW 28th Ter, near-same size — closed at exactly $1,650,000 in 6 days, at $584.28/sf. This list asks less per foot ($563.52) than that buyer already paid, and right now there is no other home for sale in New Floresta to compete with it.
The condition gate: the homes that achieved this level are updated homes. This price assumes the interior shows at that standard; it is confirmed with current photos before launch, not discovered after.
The safeguard: a price review is built in at day 14–21. If showings and offers have not arrived, we move once — decisively, toward the set’s core value — instead of chasing the market down in small cuts. The subdivision’s own history (a $188,000 cut after 111 days; a 268-day sale) is what that discipline avoids.
PRICING SCENARIOS
At $1,495,000:
($510.59/sf) — the core value of this set: the five standard sales’ center, applied to your home. The fast, conservative launch; estimated ~30 days.
At $1,595,000:
($544.74/sf) — the full set’s median value. Splits the standard sales and the renovated ceiling; estimated 45–60 days.
At $1,650,000:
($563.52/sf) — Recommended. The no-competition price: matches the top standard sale while asking less per foot than it achieved; estimated 60–90 days at this level, faster if condition carries it — with the day 14–21 review built in.
$1,650,000
$563.52/sf · $54,521 over the set-median value
$1.40M$1.575M$1.75M
EST. MARKET TIME
~75 days
VS SET-MEDIAN VALUE
+$54,521
PRICE / SF
$563.52
Drag the price and watch the trade-off move. Market-time estimates are interpolated from the three scenarios above; position is against the set-median value — the $544.90/sf median of the seven sales applied to your 2,928 sq ft (≈ $1,595,479).
Net snapshot — estimates: at a $1,650,000 sale, net is approximately $1,630,725 before commission, tax proration, and mortgage payoff, and approximately $1,548,225 after a 5% commission. An exact net sheet at this price follows the same format as the companion sheet; the mortgage payoff balance is the one figure still needed to finalize it.
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?
Brent works every number on this page personally.
Call Brent · 561-400-9276
The Doolan Group
LUXURY REAL ESTATE ADVISORS