MLS-supplied photographs · 87 selected
$829,000
3 beds · 2 baths · 2,056 sq ft
0.15 acre lot · MLS reported
12200 NW 77TH Manor, Parkland, FL 33076
HERON BAY CENTRAL · Parkland
Active
Why RET noticed it
RET View
This home asks $64,100 more than the lowest-priced similar home currently for sale. This home is $829,000 for 2056 sq ft; MLS B26087808 is 1977 sq ft and 1.22 miles away. Look for a layout, condition or cost advantage before paying the difference.
The catch
The asking price per square foot is 6.42% 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 $829,000 asking price with the $764,900 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 6.42% more per square foot than the middle price of the similar recent sales. Its asking price is $403 per square foot, compared with $379 across 3 reviewed listing-reported sales from 2026-04-07 to 2026-08-31. 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 |
|---|---|---|---|---|---|---|
| B26039819VERIFIEDHERON BAY NORTH PLAT 3 | $815,0002026-08-31 | $428 | 1,904 sq.ft. / 0.16 acres | YesLake Front | 36 days / 0.45 mi | Same house type, same waterfront category; 0.45 miles away; indoor area differs 7.4%; built 2013. Different subdivision: check whether the locations are comparable.Year built 2013; Existing home, Updated/RemodeledSold for less by $14,000; smaller by 152 sq.ft. |
| B26027538VERIFIEDPARKLAND ISLES | $695,0002026-07-08 | $352 | 1,977 sq.ft. / 0.18 acres | YesLake Front | 25 days / 1.29 mi | Same house type, same waterfront category; 1.29 miles away; indoor area differs 3.8%; built 1999. Different subdivision: check whether the locations are comparable.Year built 1999; Existing homeSold for less by $134,000; smaller by 79 sq.ft. |
| R11126052VERIFIEDPARKLAND ISLES | $915,0002026-04-07 | $379 | 2,415 sq.ft. / 0.22 acres | YesLake Front | 151 days / 0.99 mi | Same house type, same waterfront category; 0.99 miles away; indoor area differs 17.5%; built 1999. Different subdivision: check whether the locations are comparable.Year built 1999; Existing homeSold for more by $86,000; larger by 359 sq.ft. |
Nearby Homes for Sale
| MLS reference | Asking price | $/sq.ft. | Indoor area / lot | Waterfront | Days listed / distance | How the homes differ |
|---|---|---|---|---|---|---|
| A12077613HERON BAY CENTRAL | $1,050,000 | $416 | 2,526 sq.ft. / 0.23 acres | YesNone, Canal Front, Lake Front, Lagoon | 56 days / 0.21 mi | Same house type, same waterfront category; 0.21 miles away; indoor area differs 22.9%; built 2003. Same listed subdivision.Year built 2003; Existing homeAsks more by $221,000; larger by 470 sq.ft. |
| B26087808Parkland Isles – Crystal Key | $764,900 | $387 | 1,977 sq.ft. / 0.15 acres | YesNone, Lake Front | 12 days / 1.22 mi | Same house type, same waterfront category; 1.22 miles away; indoor area differs 3.8%; built 1998. Different subdivision: check whether the locations are comparable.Year built 1998; Existing homeAsks less by $64,100; smaller by 79 sq.ft. |
| B26065658PARKLAND ISLES | $975,000 | $456 | 2,136 sq.ft. / 0.22 acres | YesOther, Lake Front | 70 days / 1.68 mi | Same house type, same waterfront category; 1.68 miles away; indoor area differs 3.9%; built 2000. Different subdivision: check whether the locations are comparable.Year built 2000; Existing homeAsks more by $146,000; larger by 80 sq.ft. |
| B26043159PARKLAND ROYALE | $975,000 | $495 | 1,968 sq.ft. / 0.15 acres | YesPond | 130 days / 1.25 mi | Same house type, same waterfront category; 1.25 miles away; indoor area differs 4.3%; built 2022. Different subdivision: check whether the locations are comparable.Year built 2022; Existing homeAsks more by $146,000; smaller by 88 sq.ft. |
| B26073392PARKLAND BAY | $925,000 | $404 | 2,287 sq.ft. / 0.15 acres | YesNone, Lake Front | 46 days / 1.03 mi | Same house type, same waterfront category; 1.03 miles away; indoor area differs 11.2%; built 2020. Different subdivision: check whether the locations are comparable.Year built 2020; Existing homeAsks more by $96,000; larger by 231 sq.ft. |
What would justify choosing this home?
Of the 5 similar homes currently for sale, 1 has a lower asking price. Check what this home offers that the cheaper choices do not: condition, layout or lower ongoing costs. Compare the 2056 sq ft layout and 0.15-acre lot directly before choosing it.
What Changed
- Original asking price: $825,000. Current asking price: $829,000. Total price cut from the original ask: -0.48%.
- Time on market: 58 days on this listing; 58 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 current asking price is not below the original ask. It may still have changed in between.
- Back-on-market, pending and relisting events: Requires verification.
Worth Knowing
- The 2056 sq.ft. living area is attributed to Appraiser. Confirm the measurement and whether the space is legally permitted.
- The asking price per square foot is 6.42% above the middle price of the similar sales, before allowing for condition differences. Check what features or improvements justify paying more.
- MLS construction year 2003. Check renovation permits, roof age and maintenance records.
- Check the association budget, reserve savings and any extra charges for HERON BAY CENTRAL: Requires verification.
- Get an insurance quote and flood-risk check for MLS B26070158: Requires verification.
What It Costs to Own
- Recorded 2025 property tax: $12,764. Your tax after purchase may differ from this past bill.
- Listed association fee: $1,340 Quarterly.
- Additional association fee: Requires verification.
- The MLS says the fee covers: Maintenance Grounds, Security, 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.
Waterfront & Boating Profile
- MLS B26070158 reports Lake Front waterfront for this 0.15-acre property.
- For MLS B26070158, confirm dock rights, water depth, bridge height and whether your boat fits. These are not verified, so no suitable boat size is claimed.
The Local Comparison
Among similar homes in this comparison, 4 sold in the last 180 days and 8 are currently for sale. The middle sale took 30.5 days on market and sold for $368 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
- Living area differs by over 25%: 588 records
- Waterfront mismatch or unknown: 103 records
- Distance unavailable or over 3 miles: 27 records
- Missing positive living area: 1 records
- Lot size outside 0.5–2 times subject or unknown: 12 records
- Incomplete core comp facts: 8 records
- Bedroom mismatch or unknown: 1 records
Showing the last validated intelligence. A refresh is overdue; source verification dates remain unchanged.
Put this property in context
The RET Exit Test · Waterfront Intelligence · Parkland Intelligence
See the property. Understand the decision.
Request a Showing Request a Private Review ↗ Call RET · 954-274-6948Listing provided by Charles Rutenberg Realty FTL. Source: BeachesMLS, Inc.
Participant contact: 954-396-3001
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