Water Glades

What the Water Glades data shows

Observed closed sales: 2025-10-04 through 2026-10-03. Active inventory: 2026-10-03. MLS file last updated: 2026-10-03.

1. 10 recorded sales include 5 over $1 million. Median sold price: $1,025,000; median sold $/living SF: $714. Each metric's sample appears in its table. Supporting figures
2. 17 Active listings and 0 Pending / Under Contract listings are recorded in the snapshot. Current competition
3. No floor has five usable market-time observations. The floor table shows the recorded results without naming a speed leader. Compare floors

Figures describe the saved records. The source owner confirmed complete MLS export coverage from 2016 through each file’s update date. Medians and historical changes show the mix of units sold; small samples are marked.

Trailing-year sales and current inventory

5510 OCEAN DR / 5540 OCEAN DR / 5550 OCEAN DR. Tax counts are distinct qualifying condo parcels with unit identifiers. The million-dollar threshold selects this building; the statistics include its condominium sales at all prices. Compare Singer Island condos.

Compare recorded floors

Floor replaces street in this condo report. Floors come from the tax file’s recorded condominium floor level, matched to MLS ParcelNumber. Unit-number prefixes are not used. Where an entry covers multiple addresses, each address and floor stays separate.

10 of 10 trailing-year sales and 17 of 17 Active listings have matched floor information. Unmatched or conflicting records remain in the building totals and are shown separately.

Inventory relative to condo units

Availability is Active listing IDs divided by tax-record units. It describes listing availability, not the percentage of unique condos for sale where a unit has multiple listings.

Buyer financing

66.7% cash among 9 sales with classified financing. Unreported and unclassified values are excluded from the cash-share denominator.

Comparable price horizons

The five- and ten-year baselines are fixed full calendar years. The matched prior-year cohort uses the same month/day cutoff. Complete export coverage was confirmed by the source owner. Every comparison retains its usable sample; fewer than five is a small sample. Changing medians describe the mix of condos sold, not an individual unit’s appreciation.

September 2026: recorded activity

These are observations in the saved export. Small counts and unconfirmed historical coverage do not establish a broad market direction.

Annual market evidence

A zero row means no qualifying closing in the confirmed export scope for that period; medians without usable observations are unavailable.

Bedrooms and living area

These secondary lenses use fixed groups across all periods. They describe composition; bedroom count or size alone does not establish a value adjustment.

Closed, canceled and expired outcomes

Closed outcomes use distinct listing IDs and CloseDate. Canceled and expired outcomes use distinct listing IDs and ContractStatusChangeDate, the contractual status-event date. A relisted unit can contribute separate listing outcomes. These shares describe listing outcomes, not unique-property success or an individual agent's success rate.

What an agent can tell a buyer

No floor has five usable market-time observations. The floor table shows the recorded results without naming a speed leader. See every floor’s sample.

The current building-wide median is context for choosing comparable sales. Floor, view orientation, terrace layout, usable living space and renovation can vary within one building. Use the five- and ten-year comparison samples before interpreting an appreciation difference.

The details that shape a meaningful condo comparison

Compare floor together with view direction, the outlook from the main rooms, terrace configuration, residence layout, condition and improvements. In entries with several towers, verify the exact tower and address before choosing comparable sales. A higher floor is not assigned a fixed premium.

Building services, access, association records and the alternatives currently available to buyers also matter to an individual decision. Asking prices and Pending status show positioning and interest; closed prices establish recorded outcomes.

How to read the figures

Source dates and scope

MLS file last updated: 2026-10-03. Each report uses its own Drive modification date in America/New_York. Residential Condominium records only, with the same verified building/address scope for every period. Country club condos are excluded from this collection.

Closed sales and inventory

Repeated copies of a listing use its latest recorded modification. Repeated property, close-date and price combinations count once. Active counts distinct listing IDs; Pending / Under Contract includes Pending, Active Under Contract and Contingent. Missing price or living area excludes only the dependent metric.

Prices and samples

Medians use finite positive closing prices. Sold $/living SF is the median of sale-level price divided by positive LivingArea. Every median shows its usable sample; fewer than five is a small sample. A missing median is not zero.

Market time

Derived calendar days from OnMarketDate, or ListingContractDate when absent, to PurchaseContractDate. Nonnegative intervals up to 3,650 days are eligible. This is derived market time, not an MLS DOM field. Duplicate closing events with conflicting date intervals are excluded only from market time.

Floors

Tax condominium_floor_level matched to MLS ParcelNumber. Missing, unmatched or conflicting floor records stay in building totals. Different addresses remain separate. Recorded tax floors do not certify view quality, numbering conventions or unit condition.

Coverage and historical comparisons

Source ingestion uses complete raw files with byte counts and fingerprints, or complete normalized connector text with scoped calculation-column reconciliation; source details identify the method. The source owner confirmed complete history from 2016 through each MLS file update date, all listing statuses and no date or result limits on October 3, 2026. Months of supply is Active ÷ (trailing-year sales ÷ 12). Appreciation compares current-YTD median price or sale-level $/living SF with the fixed full calendar year five or ten years earlier. Missing or zero comparison denominators remain unavailable. Canceled/expired outcomes use ContractStatusChangeDate; quick-contract percentages exclude missing or invalid date intervals.

Site methodology · David’s credentials

Sources and verification details

BeachesMLS exports and tax records. Aggregate evidence only; owner information and individual listing records are not republished. Analysis by David Abernathy.

Apply the evidence to your condo

Connect the building figures and relevant floor sales to your residence’s layout, outlook and condition.

Work with someone who understands which of these factors matter most—and how each may influence your property’s value relative to the Water Glades market.

Explore Singer Island Coastal Condos

Contracts and sale-price range

Quick contracts include listings currently Closed, Pending, Active Under Contract or Contingent with PurchaseContractDate in this reporting period. The denominator includes only valid nonnegative market-entry-to-contract intervals; 2 missing or invalid intervals are excluded. This is a contract-date cohort, separate from the close-date sales cohort.