MLS-supplied photographs · 52 selected
$1,595,000
3 beds · 2 baths · 3,100 sq ft
0.22 acre lot · MLS reported
22209 Morning Glory Terrace, Boca Raton, FL 33433
THORNHILL GREEN · Boca Raton
Active
Why RET noticed it
RET View
This home asks $200,000 more than the lowest-priced similar home currently for sale. This home is $1,595,000 for 3100 sq ft; MLS B26068589 is 3201 sq ft and 1.16 miles away. Look for a layout, condition or cost advantage before paying the difference.
The catch
The asking price per square foot is 37.76% above the middle of similar sales, before allowing for condition differences. Check what justifies paying more.
Compare with another property ↗
What could change our view
Compare the $1,595,000 asking price with the $1,395,000 alternative. A verified improvement in condition, layout or annual costs that justifies the difference could change our view.
Property details are based on listing/provider information and should be confirmed during normal buyer due diligence.
Source checked 2026-10-27T06:22:05ZHow RET evaluates properties
The listing facts come from the MLS; RET has not inspected the home. RET compares similar home types, sizes and waterfront settings. Check condition, measurements and any seller credits directly. Asking prices show what sellers want; completed sales show what buyers paid. RET Select also requires a clear reason to choose the home and a current review of its risks. This is not an appraisal or an offer recommendation.
Read the selection standard ↗How It Compares
This home asks about 37.76% more per square foot than the middle price of the similar recent sales. Its asking price is $515 per square foot, compared with $373 across 6 reviewed listing-reported sales from 2026-06-29 to 2026-10-09. Price per square foot divides the price by indoor living area; it helps compare homes of different sizes.
Comparison confidence: Moderate. Some homes differ in neighborhood, age, size or sale date. Condition, renovation and seller credits have not been priced into the difference. This is not an appraisal.
| MLS reference | Sale / date | $/sq.ft. | Indoor area / lot | Waterfront | Days listed / distance | How the homes differ |
|---|---|---|---|---|---|---|
| B26019690VERIFIEDLA CORNICHE AT BOCA POINTE | $1,200,0002026-06-29 | $407 | 2,950 sq.ft. / 0.23 acres | NoNone | 36 days / 0.65 mi | Same house type, same waterfront category; 0.65 miles away; indoor area differs 4.8%; built 1987. Different subdivision: check whether the locations are comparable.Year built 1987; Existing homeSold for less by $395,000; smaller by 150 sq.ft. |
| R11163515VERIFIEDBoca Grove/COVENTRY IN THE GROVE | $975,0002026-07-01 | $336 | 2,898 sq.ft. / 0.2 acres | NoNone | 27 days / 0.92 mi | Same house type, same waterfront category; 0.92 miles away; indoor area differs 6.5%; built 1985. Different subdivision: check whether the locations are comparable.Year built 1985; Existing homeSold for less by $620,000; smaller by 202 sq.ft. |
| B26065225VERIFIEDLA CORNICHE AT BOCA POINTE | $1,199,0002026-10-07 | $442 | 2,714 sq.ft. / 0.21 acres | NoNone | 4 days / 0.6 mi | Same house type, same waterfront category; 0.60 miles away; indoor area differs 12.5%; built 1988. Different subdivision: check whether the locations are comparable.Year built 1988; Existing homeSold for less by $396,000; smaller by 386 sq.ft. |
| B26000812VERIFIEDVILLA FLORA AT BOCA POINTE | $1,040,0002026-07-06 | $340 | 3,057 sq.ft. / 0.15 acres | NoNone | 84 days / 1.3 mi | Same house type, same waterfront category; 1.30 miles away; indoor area differs 1.4%; built 1987. Different subdivision: check whether the locations are comparable.Year built 1987; Existing home, Updated/RemodeledSold for less by $555,000; smaller by 43 sq.ft. |
| B26036356VERIFIEDENCANTADA | $1,095,0002026-10-09 | $328 | 3,342 sq.ft. / 0.28 acres | No | 60 days / 1.27 mi | Same house type, same waterfront category; 1.27 miles away; indoor area differs 7.8%; built 1989. Different subdivision: check whether the locations are comparable.Year built 1989; Existing homeSold for less by $500,000; larger by 242 sq.ft. |
| B26069323VERIFIEDBOCA GROVE PLANTATION | $1,540,0002026-09-29 | $433 | 3,554 sq.ft. / 0.32 acres | NoNone | 14 days / 0.88 mi | Same house type, same waterfront category; 0.88 miles away; indoor area differs 14.6%; built 1987. Different subdivision: check whether the locations are comparable.Year built 1987; Existing homeSold for less by $55,000; larger by 454 sq.ft. |
Nearby Homes for Sale
| MLS reference | Asking price | $/sq.ft. | Indoor area / lot | Waterfront | Days listed / distance | How the homes differ |
|---|---|---|---|---|---|---|
| B26045379THORNHILL GREEN | $1,750,000 | $688 | 2,542 sq.ft. / 0.26 acres | NoNone | 124 days / 0.04 mi | Same house type, same waterfront category; 0.04 miles away; indoor area differs 18.0%; built 1979. Same listed subdivision.Year built 1979; Existing homeAsks more by $155,000; smaller by 558 sq.ft. |
| A12005332WHISPERING WOODS | $1,399,500 | $436 | 3,207 sq.ft. / 0.2 acres | No | 189 days / 1.1 mi | Same house type, same waterfront category; 1.10 miles away; indoor area differs 3.5%; built 1979. Different subdivision: check whether the locations are comparable.Year built 1979; Existing homeAsks less by $195,500; larger by 107 sq.ft. |
| B26068589WHISPERING WOODS | $1,395,000 | $436 | 3,201 sq.ft. / 0.21 acres | NoNone | 62 days / 1.16 mi | Same house type, same waterfront category; 1.16 miles away; indoor area differs 3.3%; built 1979. Different subdivision: check whether the locations are comparable.Year built 1979; Existing homeAsks less by $200,000; larger by 101 sq.ft. |
| B26073499COVENTRY IN THE GROVE | $1,495,000 | $506 | 2,955 sq.ft. / 0.19 acres | NoNone | 49 days / 0.84 mi | Same house type, same waterfront category; 0.84 miles away; indoor area differs 4.7%; built 1985. Different subdivision: check whether the locations are comparable.Year built 1985; Existing homeAsks less by $100,000; smaller by 145 sq.ft. |
| F10543710Estancia 04 Via Verde | $1,395,000 | $498 | 2,800 sq.ft. / 0.32 acres | No | 295 days / 1.29 mi | Same house type, same waterfront category; 1.29 miles away; indoor area differs 9.7%; built 1980. Different subdivision: check whether the locations are comparable.Year built 1980; Existing homeAsks less by $200,000; smaller by 300 sq.ft. |
What would justify choosing this home?
Of the 5 similar homes currently for sale, 4 have a lower asking price. Check what this home offers that the cheaper choices do not: condition, layout or lower ongoing costs. Compare the 3100 sq ft layout and 0.22-acre lot directly before choosing it.
What Changed
- Original asking price: $1,776,000. Current asking price: $1,595,000. Total price cut from the original ask: 10.19%.
- Time on market: 134 days on this listing; 134 days in the recorded cumulative history.
- Individual price cuts recorded in the available history: 1. The history may be incomplete, so there may have been other changes.
- The lower asking price reduces the purchase cost. It does not prove seller motivation or a discount to market value.
- Back-on-market, pending and relisting events: Requires verification.
Worth Knowing
- The 3100 sq.ft. living area is attributed to Other. Confirm the measurement and whether the space is legally permitted.
- This listing has been on the market for 134 days (134 days across its recorded history). Ask about showing feedback and any failed contracts; the listing data does not explain why it remains available.
- The asking price per square foot is 37.76% above the middle price of the similar sales, before allowing for condition differences. Check what features or improvements justify paying more.
- MLS construction year 1979. Check renovation permits, roof age and maintenance records.
- Check the association budget, reserve savings and any extra charges for THORNHILL GREEN: Requires verification.
- Get an insurance quote and flood-risk check for MLS B26041204: Requires verification.
What It Costs to Own
- Recorded 2025 property tax: $12,244. Your tax after purchase may differ from this past bill.
- Listed association fee: $250 Monthly.
- Additional association fee: Requires verification.
- The MLS says the fee covers: Common Areas.
- Confirm club charges, extra assessments, insurance and other ongoing costs. An assessment is an extra charge to owners, often for shared building work.
The Local Comparison
Among similar homes in this comparison, 16 sold in the last 180 days and 19 are currently for sale. The middle sale took 31.5 days on market and sold for $385 per square foot. At that recent sales pace, the homes for sale would take about 7.12 months to sell. More months generally mean more choice for buyers, though condition and price still matter.
Which homes are included?
Matching rules: same city/subtype, 3-mile radius, living area ±25%, matching waterfront, age ±20 years, lot 0.5–2x, bedrooms ±1. Source cycle: 2026-10-26T16:17:11Z. Only permitted, complete records that match these rules are included. This is a sample, not every home in the neighborhood or a prediction of how fast this one will sell.
Why Some Homes Are Not Compared
Why other records were excluded
- Living area differs by over 25%: 2006 records
- Lot size outside 0.5–2 times subject or unknown: 26 records
- Distance unavailable or over 3 miles: 412 records
- Waterfront mismatch or unknown: 405 records
- Age difference over 20 years or unknown: 14 records
- Bedroom mismatch or unknown: 42 records
- Missing positive living area: 12 records
- Different ownership product or unfinished property: 4 records
- Incomplete core comp facts: 50 records
- Active Internet/delayed permission failed: 1 records
Showing the last validated intelligence. A refresh is overdue; source verification dates remain unchanged.
RET Intelligence
Analysis by Real Estate Today
What Changed?
- 2026-10-14 · New Relevant Comparable
The similar sales have changed. Ask RET for the current comparison.
- 2026-10-08 · New Relevant Comparable
The similar sales have changed. Ask RET for the current comparison.
Sources and verification
- Licensed BeachesMLS evidence · verified 2026-10-27
Check current written terms for the residence before deciding. These comparisons do not predict an investment return.
RET Data & Verification StandardsPut this property in context
See the property. Understand the decision.
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