Greenacres Detached Non-55+ (No HOPA) Housing Market — August 2026
The Greenacres detached non-55+ housing market showed increased sales activity during the current six months, but that increase occurred alongside a substantial increase in available inventory and months of housing supply.
Prices have remained generally stable, properties that are selling continue to move within a reasonable marketing period, and distressed activity remains minimal. When all of the indicators are considered together, I would characterize the market as stable with mixed indicators.
Appraiser’s Perspective
Thomas J. Dunphy III, State-Certified Residential Real Estate Appraiser RD8755
Sales Activity Has Increased
The current six-month period produced 99 settled sales, consisting of 50 sales during the prior four-to-six months and 49 sales during the current three months.
That represents an increase of 31 sales compared with the 68 settled sales reported during the prior seven-to-twelve-month period.
The absorption rate increased from 11.33 sales per month during the prior seven-to-twelve months to 16.67 sales per month during the prior four-to-six months and 16.33 sales per month during the current three months.
The difference between 16.67 and 16.33 sales per month is minimal, indicating that absorption has generally stabilized during the current six months after increasing from the prior seven-to-twelve-month period.
Inventory Has Increased
This is where the other side of the Greenacres market becomes important.
Active listings increased from 37 during the prior seven-to-twelve months to 35 during the prior four-to-six months and then increased to 65 during the current three months.
The current 65 active listings are only nine listings short of twice the 37 listings reported during the prior seven-to-twelve-month period.
Months of housing supply followed a similar pattern. Supply measured 3.26 months during the prior seven-to-twelve months, declined to 2.10 months during the prior four-to-six months, and then increased to 3.98 months during the current three months.
This is an important indicator to watch. Buyer activity has increased compared with the prior seven-to-twelve-month period, but substantially more inventory is now available for those buyers to choose from.
Sale Prices Remain Stable
Median comparable sale prices were:
- $468,250 — prior seven-to-twelve months
- $477,500 — prior four-to-six months
- $475,000 — current three months
The movement between these periods is relatively limited, supporting an overall stable price trend.
The Sales Price Trend analysis on page 2 also shows a relatively level overall trend across the analyzed period rather than a pronounced directional movement.
These are broad market statistics. Detached properties throughout Greenacres can differ in living area, age, condition, quality, location, community characteristics, renovations, pools, garages, site characteristics and other amenities.
For that reason, movement in the overall median sale price should not automatically be applied to an individual property. Property-specific conclusions require analysis of the sales that actually compete with that property.
Marketing and Exposure Time
Median days on market for settled sales measured 42 days during the prior seven-to-twelve months, 49 days during the prior four-to-six months and 34 days during the current three months.
Properties that are successfully selling are therefore moving relatively quickly.
Current active listings have a median marketing time of 49 days, compared with 125 days during the prior four-to-six months and 156 days during the prior seven-to-twelve months.
Based on the current market data, an exposure period of approximately 49 days is reasonable.
The median sale-to-list-price ratio remained 100% throughout all three periods analyzed.
List Prices
Median comparable list prices were $470,000 during the prior seven-to-twelve months, $500,000 during the prior four-to-six months and $500,000 during the current three months.
List prices have therefore remained stable during the current six-month period after increasing from the prior seven-to-twelve-month period.
Distressed Activity
Foreclosures and short sales are not a meaningful factor in the current Greenacres market.
Of 167 closed sales during the preceding 12 months, only one sale, or 0.60%, was identified as a foreclosure or short sale. As of August 31, 2026, none of the 65 active listings were identified as foreclosures or short sales.
Market Conclusion
When all of the indicators are considered together, I would characterize the Greenacres detached non-55+ housing market as stable with mixed indicators.
There were 99 settled sales during the current six months compared with 68 during the prior seven-to-twelve months, an increase of 31 sales. Absorption increased from 11.33 sales per month during the earlier period and has generally stabilized at approximately 16 sales per month during the current six months.
Median sale prices have remained relatively consistent, and properties that successfully sold during the current three months had a median marketing time of only 34 days.
However, active inventory increased to 65 listings and months of housing supply increased to 3.98 months.
Those indicators work in different directions. More properties are selling than during the earlier period, but buyers also have considerably more inventory from which to choose. That combination supports a stable market conclusion with mixed indicators.
Tom the Realtor’s Perspective
Tom Dunphy Realtor (Fulton Grace Realty)
What This Means for Buyers
For buyers, I would not interpret the increase in inventory as a reason to be unprepared.
There are currently 65 active listings, and months of housing supply has increased to 3.98 months. That gives buyers additional choices. However, properties that successfully sold during the current three months had a median marketing time of only 34 days.
The first step is getting the financing in order. I would recommend speaking with a lender and determining your borrowing power so we know the appropriate price range before we begin seriously pursuing properties.
From there, I would establish a customized MLS search based on what you are actually looking for and monitor the market as new properties become available.
When you find a property that interests you, we go see it.
If you decide that you may want to make an offer, that's where The Appraiser’s Edge becomes part of the service I provide.
Before We Make the Offer
I will use the appraisal skills I have developed since 1998 to analyze the property before we determine how we want to approach an offer.
I will inspect and measure the property, select the competing sales that are most similar, analyze the differences between those properties and the home you are considering, and place the sales into an adjusted comparable-sales grid.
From that analysis, I will develop a supported range of value and review the results with you.
What we find matters.
You may decide that the market evidence supports moving forward. You may decide that you still want the property but want to approach the offer differently. Or the analysis may give you information that causes you to decide that this simply isn't the right property.
That's okay. We go back to the search.
Another property may even become available while we are analyzing the first one. My job isn't to convince you to buy a particular house. My job is to give you as much useful information as I can so you can make the decision that's right for you.
I don't get the result I'm looking for until you get the result you're looking for.
If we do put a property under contract, I would also recommend an independent professional home inspection. The inspection provides additional information regarding the property's physical condition and may identify items that need to be addressed during the inspection period.
What This Means for Sellers
For sellers, the Greenacres market demonstrates why pricing, preparation and marketing matter.
Properties that successfully sold during the current three months had a median marketing time of only 34 days, and median sale prices have remained relatively stable. At the same time, sellers are now competing against 65 active listings, compared with 37 during the prior seven-to-twelve-month period.
Buyers are active, but they also have more choices.
Establishing the Range Before Establishing the Price
If I am representing a seller, I will use the appraisal skills I have developed since 1998 to develop a supported range of value before we determine the listing price.
I will personally inspect and measure the property, select the competing sales that are most similar, analyze the differences between those properties and the subject, and place the sales into an adjusted comparable-sales grid.
From that analysis, I will develop a range of value and present the results to my seller.
We can then review the market evidence together, discuss the seller's objectives, and determine where we want to position the property.
The seller ultimately determines the listing price. My role is to provide the analysis and market evidence needed to help make that decision.
Monitoring the Market Response
Once the property is listed, I will closely monitor how the market responds.
Showing activity, buyer feedback, competing listings, new properties entering the market, properties going under contract, and changes in available inventory can all provide useful information about how the property is positioned.
If the market response indicates that our pricing or marketing strategy should be reconsidered, I will review the information with my seller and we will determine the appropriate next step together.
The objective is not to allow a listing to sit without responding to what buyers and competing properties are telling us. Pricing and marketing should remain responsive to the market throughout the listing period.
Know the Property Before It Goes Under Contract
I would also recommend that the seller consider a pre-listing home inspection.
I would rather identify a potential issue before accepting an offer than discover it after the buyer's inspection.
Knowing about an issue beforehand gives the seller an opportunity to determine how it should be addressed before negotiations begin. An unexpected condition discovered after the property is under contract can lead to additional negotiations and potentially affect the transaction.
Marketing the Property
Once we understand the property, establish the range of value, and determine the pricing strategy, we can develop a marketing plan for that individual home.
Depending on the property and the strategy we establish together, that can include professional photography, video, MLS exposure, online marketing, and exposure through the Fulton Grace Realty network.
The analysis establishes where the property fits within the market. The marketing strategy is designed to put that property in front of the buyers who may be looking for it.
Tom Dunphy Sells Real Estate. Just Does More.
Market Data, Appraiser Certification & Professional Disclosure
The Appraiser’s Perspective reflects my independent analysis of the Greenacres detached No HOPA market data through August 31, 2026. The Market Conditions Addendum identifies the MLS source and effective date.
This commentary is provided for general market information and is not an appraisal or opinion of value for any specific property.
Market-wide statistics, median prices, absorption rates, inventory levels and marketing times should not be applied directly to an individual property. Individual properties can differ based on location, living area, site characteristics, age, condition, quality, design, renovations, amenities and other property-specific factors.
Real estate brokerage services and appraisal services are separate professional services. When acting as a Florida real estate sales associate, Tom Dunphy is acting in a brokerage capacity through Fulton Grace Realty and not as an appraiser. Appraisal assignments are performed separately through APPRAIS.
Tom Dunphy Realtor (Fulton Grace Realty)
Licensed Florida Real Estate Sales Associate
Thomas J. Dunphy III, State-Certified Residential Real Estate Appraiser RD8755
APPRAIS
THE APPRAISER’S EDGE. THE RELOCATOR’S INSIGHT.
Tom Dunphy Sells Real Estate. Just Does More.