What should a buyer or seller know first?
HAMMOCK XING: 10 days
The shortest observed median among street groups meeting their own 1% reporting minimum. Based on 1 sale · single transaction from the trailing year.
OLD MARSH RD: +112.4% over the five-year benchmark
Median sold price per living sq ft, 1 usable sale this year versus 2 in full-year 2021. This compares different homes.
OAKMEADE: +165.1% over the ten-year benchmark
Median sold price per living sq ft, 2 usable sales this year versus 1 in full-year 2016. This describes the mix sold, not a forecast.
How do the street groups compare?
The saved tax data has only the parent-community subdivision label. These 8 groups use recorded street names; they are not neighborhoods or subdivisions. 188 residential properties and every current listing and trailing-year closing are accounted for below or in the unassigned table.
| Street group | Residential properties | Active | Under contract | Closed sales | Median sold $/living sq ft | Median sold price | Days to contract | Months of supply |
|---|---|---|---|---|---|---|---|---|
| BRYNWOOD | 11 | 0 | 0 | 2 | $1,0322 sales | $6.575M2 sales | 71 days2 sales | 0 |
| CYPRESS GLN | 9 | 0 | 0 | 0 | Unavailable0 sales · 1 required | Unavailable0 sales · 1 required | Unavailable0 sales · 1 required | Unavailable |
| HAMMOCK XING | 10 | 1 | 0 | 1 | $1,0571 sale · single transaction | $4.8M1 sale · single transaction | 10 days1 sale · single transaction | 12 |
| MARSH CV | 6 | 0 | 0 | 1 | $7651 sale · single transaction | $3.3M1 sale · single transaction | 73 days1 sale · single transaction | 0 |
| MARSH LNDG | 69 | 1 | 0 | 4 | $8944 sales | $4.5M4 sales | 131 days4 sales | 3 |
| OAKMEADE | 23 | 0 | 0 | 2 | $8392 sales | $3.455M2 sales | 194 days2 sales | 0 |
| OLD MARSH RD | 27 | 1 | 0 | 1 | $8991 sale · single transaction | $4.575M1 sale · single transaction | 325 days1 sale · single transaction | 12 |
| SABAL CHASE | 33 | 2 | 0 | 0 | Unavailable0 sales · 1 required | Unavailable0 sales · 1 required | Unavailable0 sales · 1 required | Unavailable |
The same street may contain different property types, sizes and settings. A street name alone does not explain a price difference. One-sale results describe a single transaction.
Which listings have no verified street group?
1 selected MLS listing records remain unassigned. They are included in whole-community totals. Their own residential population is unavailable, so medians, changes and supply are withheld.
| Reason | Listing records |
|---|---|
| parcel street conflict | 1 |
| Active | Under contract | 12-month closings | 24-month closings | 36-month closings |
|---|---|---|---|---|
| 0 | 0 | 0 | 0 | 0 |
What are the homes like on each street?
Tax-record size ranges show the middle half of usable observations. Sold ranges show the lowest and highest recorded qualifying sales. Current tax characteristics may differ from a property’s condition at an earlier sale.
11 recorded residential properties
BRYNWOOD
- Living area · middle half of recorded homes
- 4,577 sq ft–6,155 sq ft11 usable tax records
- Lot area · middle half of non-condo parcels
- 0.53 acres–0.87 acres11 usable tax records
- Sold range · last 24 months
- $4.15M–$9M2 sales
- Current asking range
- Not reported0 Active listings
0–1 closings a year in 2021–2025; average 0.4.
9 recorded residential properties
CYPRESS GLN
- Living area · middle half of recorded homes
- 3,549 sq ft–3,928 sq ft9 usable tax records
- Lot area · middle half of non-condo parcels
- 0.48 acres–0.57 acres9 usable tax records
- Sold range · last 24 months
- Not reported0 sales
- Current asking range
- Not reported0 Active listings
0–1 closings a year in 2021–2025; average 0.2.
10 recorded residential properties
HAMMOCK XING
- Living area · middle half of recorded homes
- 4,431 sq ft–5,741 sq ft10 usable tax records
- Lot area · middle half of non-condo parcels
- 0.51 acres–0.66 acres10 usable tax records
- Sold range · last 24 months
- $4.8M1 sale · single transaction
- Current asking range
- $4.985M1 Active listings
0–1 closings a year in 2021–2025; average 0.4.
6 recorded residential properties
MARSH CV
- Living area · middle half of recorded homes
- 4,384 sq ft–5,342 sq ft6 usable tax records
- Lot area · middle half of non-condo parcels
- 0.58 acres–0.72 acres6 usable tax records
- Sold range · last 24 months
- $3.3M1 sale · single transaction
- Current asking range
- Not reported0 Active listings
0–0 closings a year in 2021–2025; average 0.
69 recorded residential properties
MARSH LNDG
- Living area · middle half of recorded homes
- 3,928 sq ft–5,334 sq ft68 usable tax records
- Lot area · middle half of non-condo parcels
- 0.48 acres–0.58 acres68 usable tax records
- Sold range · last 24 months
- $2.7M–$7M10 sales
- Current asking range
- $3.199M1 Active listings
1–6 closings a year in 2021–2025; average 3.
23 recorded residential properties
OAKMEADE
- Living area · middle half of recorded homes
- 3,980 sq ft–5,751 sq ft22 usable tax records
- Lot area · middle half of non-condo parcels
- 0.48 acres–0.62 acres22 usable tax records
- Sold range · last 24 months
- $3.25M–$7.366M4 sales
- Current asking range
- Not reported0 Active listings
1–3 closings a year in 2021–2025; average 1.8.
27 recorded residential properties
OLD MARSH RD
- Living area · middle half of recorded homes
- 4,036 sq ft–6,450 sq ft26 usable tax records
- Lot area · middle half of non-condo parcels
- 0.49 acres–0.86 acres26 usable tax records
- Sold range · last 24 months
- $4.575M–$5.075M2 sales
- Current asking range
- $4.4M1 Active listings
0–3 closings a year in 2021–2025; average 1.4.
33 recorded residential properties
SABAL CHASE
- Living area · middle half of recorded homes
- 3,882 sq ft–5,357 sq ft33 usable tax records
- Lot area · middle half of non-condo parcels
- 0.46 acres–0.6 acres33 usable tax records
- Sold range · last 24 months
- $2.95M1 sale · single transaction
- Current asking range
- $3.999M–$4.995M2 Active listings
0–4 closings a year in 2021–2025; average 1.4.
Explore the community parcel map. Search a recorded street there; these links do not imply a neighborhood boundary.
What does a longer sales window show?
The 24- and 36-month windows include the latest 12 months. They provide more context where sales are infrequent; they are not separate before-and-after periods.
Compare 12- and 24-month sold pricing
Recent pricing alongside a broader sales sample
| Street group | 12-month sales | 12-month $/living sq ft | 24-month sales | 24-month $/living sq ft | 36-month sales | 36-month $/living sq ft |
|---|---|---|---|---|---|---|
| BRYNWOOD | 2 | $1,0322 sales | 2 | $1,0322 sales | 2 | $1,0322 sales |
| CYPRESS GLN | 0 | Unavailable0 sales · 1 required | 0 | Unavailable0 sales · 1 required | 0 | Unavailable0 sales · 1 required |
| HAMMOCK XING | 1 | $1,0571 sale · single transaction | 1 | $1,0571 sale · single transaction | 2 | $1,0992 sales |
| MARSH CV | 1 | $7651 sale · single transaction | 1 | $7651 sale · single transaction | 1 | $7651 sale · single transaction |
| MARSH LNDG | 4 | $8944 sales | 10 | $1,03210 sales | 11 | $97211 sales |
| OAKMEADE | 2 | $8392 sales | 4 | $8764 sales | 4 | $8764 sales |
| OLD MARSH RD | 1 | $8991 sale · single transaction | 2 | $9482 sales | 3 | $8993 sales |
| SABAL CHASE | 0 | Unavailable0 sales · 1 required | 1 | $9341 sale · single transaction | 2 | $1,0062 sales |
Closings in each complete year
| Street group | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|
| BRYNWOOD | 0 | 0 | 1 | 0 | 1 |
| CYPRESS GLN | 0 | 0 | 1 | 0 | 0 |
| HAMMOCK XING | 0 | 1 | 0 | 1 | 0 |
| MARSH CV | 0 | 0 | 0 | 0 | 0 |
| MARSH LNDG | 3 | 4 | 1 | 1 | 6 |
| OAKMEADE | 3 | 3 | 1 | 1 | 1 |
| OLD MARSH RD | 2 | 1 | 3 | 0 | 1 |
| SABAL CHASE | 4 | 0 | 1 | 1 | 1 |
How has sold pricing changed?
2026 YTD through October 21, 2026 is compared with full calendar years 2021 and 2016. Each median uses individual sold-price-to-living-area ratios. Each endpoint must meet that street group’s own 1% minimum. Changing homes and conditions can change the median; this is not an individual home’s return.
| Street group | 2016 full year $/living sq ft | 2021 full year $/living sq ft | 2026 YTD $/living sq ft | 5-year change | 10-year change |
|---|---|---|---|---|---|
| BRYNWOOD | Unavailable0 sales · 1 required | Unavailable0 sales · 1 required | $1,0861 sale · single transaction | Unavailable | Unavailable |
| CYPRESS GLN | Unavailable0 sales · 1 required | Unavailable0 sales · 1 required | Unavailable0 sales · 1 required | Unavailable | Unavailable |
| HAMMOCK XING | Unavailable0 sales · 1 required | Unavailable0 sales · 1 required | $1,0571 sale · single transaction | Unavailable | Unavailable |
| MARSH CV | $4031 sale · single transaction | Unavailable0 sales · 1 required | $7651 sale · single transaction | Unavailable | +89.9% |
| MARSH LNDG | $4714 sales | $6013 sales | $8944 sales | +48.7% | +89.8% |
| OAKMEADE | $3161 sale · single transaction | $5323 sales | $8392 sales | +57.6% | +165.1% |
| OLD MARSH RD | $3642 sales | $4232 sales | $8991 sale · single transaction | +112.4% | +147% |
| SABAL CHASE | Unavailable0 sales · 1 required | $5634 sales | Unavailable0 sales · 1 required | Unavailable | Unavailable |
Which listings closed or ended unsold?
Each distinct MLS listing record contributes its latest terminal outcome. Relistings can contribute separate records. This is different from deduplicated closings and is not a probability of selling.
1-year listing outcomes
| Street group | Closed | Canceled | Expired | Total outcomes | Closed share |
|---|---|---|---|---|---|
| BRYNWOOD | 2 | 0 | 0 | 2 | 100% |
| CYPRESS GLN | 0 | 0 | 0 | 0 | Unavailable |
| HAMMOCK XING | 1 | 0 | 1 | 2 | 50% |
| MARSH CV | 1 | 0 | 0 | 1 | 100% |
| MARSH LNDG | 4 | 1 | 1 | 6 | 66.7% |
| OAKMEADE | 2 | 0 | 0 | 2 | 100% |
| OLD MARSH RD | 1 | 0 | 1 | 2 | 50% |
| SABAL CHASE | 0 | 1 | 1 | 2 | 0% |
| Unassigned | 0 | 0 | 0 | 0 | Unavailable |
3-year listing outcomes
| Street group | Closed | Canceled | Expired | Total outcomes | Closed share |
|---|---|---|---|---|---|
| BRYNWOOD | 2 | 0 | 0 | 2 | 100% |
| CYPRESS GLN | 0 | 0 | 0 | 0 | Unavailable |
| HAMMOCK XING | 2 | 0 | 1 | 3 | 66.7% |
| MARSH CV | 1 | 0 | 1 | 2 | 50% |
| MARSH LNDG | 11 | 7 | 5 | 23 | 47.8% |
| OAKMEADE | 4 | 0 | 1 | 5 | 80% |
| OLD MARSH RD | 3 | 0 | 1 | 4 | 75% |
| SABAL CHASE | 2 | 1 | 1 | 4 | 50% |
| Unassigned | 0 | 0 | 0 | 0 | Unavailable |
5-year listing outcomes
| Street group | Closed | Canceled | Expired | Total outcomes | Closed share |
|---|---|---|---|---|---|
| BRYNWOOD | 3 | 0 | 0 | 3 | 100% |
| CYPRESS GLN | 1 | 0 | 0 | 1 | 100% |
| HAMMOCK XING | 3 | 0 | 1 | 4 | 75% |
| MARSH CV | 1 | 0 | 1 | 2 | 50% |
| MARSH LNDG | 17 | 8 | 6 | 31 | 54.8% |
| OAKMEADE | 8 | 1 | 2 | 11 | 72.7% |
| OLD MARSH RD | 6 | 0 | 2 | 8 | 75% |
| SABAL CHASE | 3 | 1 | 1 | 5 | 60% |
| Unassigned | 0 | 0 | 0 | 0 | Unavailable |
10-year listing outcomes
| Street group | Closed | Canceled | Expired | Total outcomes | Closed share |
|---|---|---|---|---|---|
| BRYNWOOD | 5 | 0 | 1 | 6 | 83.3% |
| CYPRESS GLN | 3 | 0 | 0 | 3 | 100% |
| HAMMOCK XING | 5 | 1 | 2 | 8 | 62.5% |
| MARSH CV | 4 | 0 | 2 | 6 | 66.7% |
| MARSH LNDG | 33 | 12 | 12 | 57 | 57.9% |
| OAKMEADE | 15 | 5 | 7 | 27 | 55.6% |
| OLD MARSH RD | 10 | 0 | 5 | 15 | 66.7% |
| SABAL CHASE | 18 | 5 | 1 | 24 | 75% |
| Unassigned | 0 | 0 | 0 | 0 | Unavailable |
Does property type or home size change the comparison?
Current tax land-use classifications joined by exact normalized parcel ID; unmatched MLS records remain Unassigned. Historic property types may have changed.
Current tax property types
Shortest supported pace: Single Family Residence (115 days; 11 sales). Highest supported five-year change: Single Family Residence (+76.4%). Highest supported ten-year change: Single Family Residence (+107.9%).
| Group | Active | Under contract | Sales · 12 months | 2026 YTD $/living sq ft | 5-year change | 10-year change | Days to contract |
|---|---|---|---|---|---|---|---|
| Single Family Residence | 5 | 0 | 11 | $87810 sales | +76.4% | +107.9% | 115 days11 sales |
Groups without qualifying current figures
| Group | Active | Under contract | Sales · 12 months | 2026 YTD $/living sq ft | 5-year change | 10-year change | Days to contract |
|---|---|---|---|---|---|---|---|
| Residential lots | 0 | 0 | 0 | Unavailable0 sales · 1 required | Unavailable | Unavailable | Unavailable0 sales · 1 required |
Historical medians and observations
| Group | 2016 full year | 2021 full year | 2026 YTD | 2021 change | 2016 change |
|---|---|---|---|---|---|
| Residential lots | Unavailable0 sales · 1 required | Unavailable0 sales · 1 required | Unavailable0 sales · 1 required | Unavailable | Unavailable |
| Single Family Residence | $4228 sales | $49812 sales | $87810 sales | +76.4% | +107.9% |
Bedroom bands
Shortest supported pace: 5 bedrooms (71 days; 1 sale · single transaction). Highest supported five-year change: 3 bedrooms or fewer (+145.2%). Highest supported ten-year change: 3 bedrooms or fewer (+143.3%).
| Group | Active | Under contract | Sales · 12 months | 2026 YTD $/living sq ft | 5-year change | 10-year change | Days to contract |
|---|---|---|---|---|---|---|---|
| 3 bedrooms or fewer | 2 | 0 | 5 | $9725 sales | +145.2% | +143.3% | 73 days5 sales |
| 4 bedrooms | 3 | 0 | 5 | $8575 sales | +53.2% | +84.2% | 193 days5 sales |
| 5 bedrooms | 0 | 0 | 1 | Unavailable0 sales · 1 required | Unavailable | Unavailable | 71 days1 sale · single transaction |
Groups without qualifying current figures
| Group | Active | Under contract | Sales · 12 months | 2026 YTD $/living sq ft | 5-year change | 10-year change | Days to contract |
|---|---|---|---|---|---|---|---|
| 6 bedrooms or more | 0 | 0 | 0 | Unavailable0 sales · 1 required | Unavailable | Unavailable | Unavailable0 sales · 1 required |
| Unassigned | 0 | 0 | 0 | Unavailable0 sales · 1 required | Unavailable | Unavailable | Unavailable0 sales · 1 required |
Historical medians and observations
| Group | 2016 full year | 2021 full year | 2026 YTD | 2021 change | 2016 change |
|---|---|---|---|---|---|
| 3 bedrooms or fewer | $4002 sales | $3971 sale · single transaction | $9725 sales | +145.2% | +143.3% |
| 4 bedrooms | $4653 sales | $5596 sales | $8575 sales | +53.2% | +84.2% |
| 5 bedrooms | $4222 sales | $5664 sales | Unavailable0 sales · 1 required | Unavailable | Unavailable |
| 6 bedrooms or more | $3131 sale · single transaction | $4641 sale · single transaction | Unavailable0 sales · 1 required | Unavailable | Unavailable |
| Unassigned | Unavailable0 sales · 1 required | Unavailable0 sales · 1 required | Unavailable0 sales · 1 required | Unavailable | Unavailable |
Living-area bands
Shortest supported pace: 7,500 living sq ft or more (71 days; 1 sale · single transaction). Highest supported five-year change: 5,000–7,499 living sq ft (+116.1%). Highest supported ten-year change: 5,000–7,499 living sq ft (+141.5%).
| Group | Active | Under contract | Sales · 12 months | 2026 YTD $/living sq ft | 5-year change | 10-year change | Days to contract |
|---|---|---|---|---|---|---|---|
| 3,000–4,999 living sq ft | 5 | 0 | 7 | $8207 sales | +36.7% | +80.9% | 147 days7 sales |
| 5,000–7,499 living sq ft | 0 | 0 | 3 | $9723 sales | +116.1% | +141.5% | 115 days3 sales |
| 7,500 living sq ft or more | 0 | 0 | 1 | Unavailable0 sales · 1 required | Unavailable | Unavailable | 71 days1 sale · single transaction |
Groups without qualifying current figures
| Group | Active | Under contract | Sales · 12 months | 2026 YTD $/living sq ft | 5-year change | 10-year change | Days to contract |
|---|---|---|---|---|---|---|---|
| Under 3,000 living sq ft | 0 | 0 | 0 | Unavailable0 sales · 1 required | Unavailable | Unavailable | Unavailable0 sales · 1 required |
| Unassigned | 0 | 0 | 0 | Unavailable0 sales · 1 required | Unavailable | Unavailable | Unavailable0 sales · 1 required |
Historical medians and observations
| Group | 2016 full year | 2021 full year | 2026 YTD | 2021 change | 2016 change |
|---|---|---|---|---|---|
| Under 3,000 living sq ft | Unavailable0 sales · 1 required | Unavailable0 sales · 1 required | Unavailable0 sales · 1 required | Unavailable | Unavailable |
| 3,000–4,999 living sq ft | $4536 sales | $6008 sales | $8207 sales | +36.7% | +80.9% |
| 5,000–7,499 living sq ft | $4031 sale · single transaction | $4501 sale · single transaction | $9723 sales | +116.1% | +141.5% |
| 7,500 living sq ft or more | $3131 sale · single transaction | $4643 sales | Unavailable0 sales · 1 required | Unavailable | Unavailable |
| Unassigned | Unavailable0 sales · 1 required | Unavailable0 sales · 1 required | Unavailable0 sales · 1 required | Unavailable | Unavailable |
Sources and reporting limits
The MLS and tax sources are the same verified files used by this community’s Market Report. Street grouping normalizes case, punctuation and standard street suffixes or directions. When an MLS street does not match the inventory, an exact parcel-ID match can supply its current tax street. These are current tax street groups, not historical boundaries. Missing names, unresolved ambiguity and conflicts between two known streets remain unassigned; no neighboring street or neighborhood is inferred.
The current saved inventory contains 185 developed residential parcels and 3 recorded residential lots. Every group retains the site’s saved 1% sample policy and rounding. A qualifying single transaction is labeled; a missing denominator never borrows the community total.
Street-group display minimums
| Street group | Residential properties | Minimum usable observations |
|---|---|---|
| BRYNWOOD | 11 | 1 |
| CYPRESS GLN | 9 | 1 |
| HAMMOCK XING | 10 | 1 |
| MARSH CV | 6 | 1 |
| MARSH LNDG | 69 | 1 |
| OAKMEADE | 23 | 1 |
| OLD MARSH RD | 27 | 1 |
| SABAL CHASE | 33 | 1 |
Closings are deduplicated by parcel, close date and sold price. Conflicting duplicate living area or timing is excluded from the affected measure. Days to contract use the recorded on-market date and accepted-contract date. Current tax attributes do not establish historic ownership or condition.
Methodology 2026-10-20 · Site methodology · Market Report.