MLS-supplied photographs · 48 selected
$1,150,000
4 beds · 3 baths · 2,720 sq ft
0.15 acre lot · MLS reported
3686 NW 85th Terrace, Cooper City, FL 33024
MONTERRA PLAT · Cooper City
Active
Why RET noticed it
RET View
This home asks $275,000 more than the lowest-priced similar home currently for sale. This home is $1,150,000 for 2720 sq ft; MLS A12079688 is 2084 sq ft and 0.33 miles away. Look for a layout, condition or cost advantage before paying the difference.
The catch
The asking price per square foot is 13.3% 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 $1,150,000 asking price with the $875,000 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 13.3% more per square foot than the middle price of the similar recent sales. Its asking price is $423 per square foot, compared with $373 across 6 reviewed listing-reported sales from 2026-03-19 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 |
|---|---|---|---|---|---|---|
| A12077253VERIFIEDMONTERRA PLAT | $1,050,0002026-10-09 | $453 | 2,320 sq.ft. / 0.14 acres | No | 12 days / 0.24 mi | Same house type, same waterfront category; 0.24 miles away; indoor area differs 14.7%; built 2011. Same listed subdivision.Year built 2011; Existing homeSold for less by $100,000; smaller by 400 sq.ft. |
| B26038352VERIFIEDMONTERRA PLAT | $770,0002026-07-31 | $369 | 2,084 sq.ft. / 0.09 acres | NoNone | 6 days / 0.29 mi | Same house type, same waterfront category; 0.29 miles away; indoor area differs 23.4%; built 2010. Same listed subdivision.Year built 2010; Existing homeSold for less by $380,000; smaller by 636 sq.ft. |
| A11798034VERIFIEDMONTERRA | $1,025,0002026-03-19 | $377 | 2,720 sq.ft. / 0.12 acres | NoNone | 318 days / 0.7 mi | Same house type, same waterfront category; 0.70 miles away; indoor area differs 0.0%; built 2012. Different subdivision: check whether the locations are comparable.Year built 2012; Existing homeSold for less by $125,000; smaller by 0 sq.ft. |
| A11991658VERIFIEDRANCHETTE ISLE | $1,100,0002026-07-14 | $381 | 2,888 sq.ft. / 0.2 acres | No | 5 days / 1.7 mi | Same house type, same waterfront category; 1.70 miles away; indoor area differs 6.2%; built 2019. Different subdivision: check whether the locations are comparable.Year built 2019; Existing homeSold for less by $50,000; larger by 168 sq.ft. |
| A12036783VERIFIEDEMBASSY LAKES | $740,0002026-07-24 | $290 | 2,552 sq.ft. / 0.1 acres | No | 29 days / 1.41 mi | Same house type, same waterfront category; 1.41 miles away; indoor area differs 6.2%; built 1990. Different subdivision: check whether the locations are comparable.Year built 1990; Existing homeSold for less by $410,000; smaller by 168 sq.ft. |
| A12056941VERIFIEDEMBASSY LAKES PHASE II | $1,020,0002026-09-08 | $360 | 2,830 sq.ft. / 0.15 acres | No | 23 days / 2.06 mi | Same house type, same waterfront category; 2.06 miles away; indoor area differs 4.0%; built 1990. Different subdivision: check whether the locations are comparable.Year built 1990; Existing homeSold for less by $130,000; larger by 110 sq.ft. |
Nearby Homes for Sale
| MLS reference | Asking price | $/sq.ft. | Indoor area / lot | Waterfront | Days listed / distance | How the homes differ |
|---|---|---|---|---|---|---|
| B26037112MONTERRA PLAT | $1,094,000 | $402 | 2,720 sq.ft. / 0.14 acres | No | 145 days / 0.18 mi | Same house type, same waterfront category; 0.18 miles away; indoor area differs 0.0%; built 2012. Same listed subdivision.Year built 2012; Existing homeAsks less by $56,000; smaller by 0 sq.ft. |
| A12094261MONTERRA PLAT | $1,199,000 | $408 | 2,942 sq.ft. / 0.2 acres | No | 29 days / 0.09 mi | Same house type, same waterfront category; 0.09 miles away; indoor area differs 8.2%; built 2011. Same listed subdivision.Year built 2011; Existing home, Updated/RemodeledAsks more by $49,000; larger by 222 sq.ft. |
| A12079688MONTERRA PLAT | $875,000 | $420 | 2,084 sq.ft. / 0.09 acres | No | 50 days / 0.33 mi | Same house type, same waterfront category; 0.33 miles away; indoor area differs 23.4%; built 2011. Same listed subdivision.Year built 2011; Existing homeAsks less by $275,000; smaller by 636 sq.ft. |
| B26058338MONTERRA PLAT | $899,000 | $429 | 2,095 sq.ft. / 0.11 acres | No | 89 days / 0.46 mi | Same house type, same waterfront category; 0.46 miles away; indoor area differs 23.0%; built 2012. Same listed subdivision.Year built 2012; Existing homeAsks less by $251,000; smaller by 625 sq.ft. |
| A12091340VISTA DEL SOL | $875,000 | $416 | 2,104 sq.ft. / 0.12 acres | No | 33 days / 0.71 mi | Same house type, same waterfront category; 0.71 miles away; indoor area differs 22.6%; built 2012. Different subdivision: check whether the locations are comparable.Year built 2012; Existing homeAsks less by $275,000; smaller by 616 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 2720 sq ft layout and 0.15-acre lot directly before choosing it.
What Changed
- Original asking price: $1,299,000. Current asking price: $1,150,000. Total price cut from the original ask: 11.47%.
- Time on market: 111 days on this listing; 111 days in the recorded cumulative history.
- Individual price cuts recorded in the available history: 0. 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 2720 sq.ft. living area is attributed to Assessor. Confirm the measurement and whether the space is legally permitted.
- This listing has been on the market for 111 days (111 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 13.3% above the middle price of the similar sales, before allowing for condition differences. Check what features or improvements justify paying more.
- MLS construction year 2010. Check renovation permits, roof age and maintenance records.
- Check the association budget, reserve savings and any extra charges for MONTERRA PLAT: Requires verification.
- Get an insurance quote and flood-risk check for MLS B26045623: Requires verification.
What It Costs to Own
- Recorded 2025 property tax: $15,636. Your tax after purchase may differ from this past bill.
- Listed association fee: $19 Monthly.
- Additional association fee: Requires verification.
- The MLS says the fee covers: Maintenance Grounds, Security, Common Areas, Recreation Facility.
- 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, 8 sold in the last 180 days and 9 are currently for sale. The middle sale took 19.5 days on market and sold for $365 per square foot.
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
- Distance unavailable or over 3 miles: 28 records
- Waterfront mismatch or unknown: 59 records
- Living area differs by over 25%: 240 records
- Age difference over 20 years or unknown: 29 records
- Missing positive living area: 6 records
- Incomplete core comp facts: 9 records
- Lot size outside 0.5–2 times subject or unknown: 7 records
- Bedroom mismatch or unknown: 2 records
- Nonstandard sale conditions require manual verification: 1 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?
- 2026-10-27 · 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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