MLS-supplied photographs · 44 selected
$1,189,000
5 beds · 3 baths · 2,772 sq ft
0.28 acre lot · MLS reported
21409 Crestfalls Court, Boca Raton, FL 33428
Mystic Bay · Boca Raton
Active Under Contract
Why RET noticed it
RET View
This home asks $290,000 more than the lowest-priced similar home currently for sale. This home is $1,189,000 for 2772 sq ft; MLS B26039118 is 2890 sq ft and 0.72 miles away. Look for a layout, condition or cost advantage before paying the difference.
The catch
The asking price per square foot is 22.76% 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 $1,189,000 asking price with the $899,000 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 22.76% more per square foot than the middle price of the similar recent sales. Its asking price is $429 per square foot, compared with $349 across 4 reviewed listing-reported sales from 2026-03-03 to 2026-07-24. 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 |
|---|---|---|---|---|---|---|
| B26040110VERIFIEDBOCA FALLS PAR P | $1,180,9992026-07-13 | $419 | 2,819 sq.ft. / 0.19 acres | YesLake Front | 9 days / 0.27 mi | Same house type, same waterfront category; 0.27 miles away; indoor area differs 1.7%; built 1997. Different subdivision: check whether the locations are comparable.Year built 1997; Existing homeSold for less by $8,001; larger by 47 sq.ft. |
| B26029847VERIFIEDBOCA FALLS PAR T | $965,0002026-05-18 | $353 | 2,731 sq.ft. / 0.23 acres | YesLake Front | 0 days / 0.29 mi | Same house type, same waterfront category; 0.29 miles away; indoor area differs 1.5%; built 1997. Different subdivision: check whether the locations are comparable.Year built 1997; Existing homeSold for less by $224,000; smaller by 41 sq.ft. |
| R11142540VERIFIEDBOCA FALLS PAR L | $847,2752026-03-03 | $311 | 2,728 sq.ft. / 0.23 acres | YesLake Front | 72 days / 0.26 mi | Same house type, same waterfront category; 0.26 miles away; indoor area differs 1.6%; built 1995. Different subdivision: check whether the locations are comparable.Year built 1995; Existing homeSold for less by $341,725; smaller by 44 sq.ft. |
| B26055857VERIFIEDBOCA FALLS/MYSTIC BAY | $845,0002026-07-24 | $345 | 2,446 sq.ft. / 0.28 acres | YesLake Front | 0 days / 0.02 mi | Same house type, same waterfront category; 0.02 miles away; indoor area differs 11.8%; built 1997. Different subdivision: check whether the locations are comparable.Year built 1997; Existing homeSold for less by $344,000; smaller by 326 sq.ft. |
Nearby Homes for Sale
| MLS reference | Asking price | $/sq.ft. | Indoor area / lot | Waterfront | Days listed / distance | How the homes differ |
|---|---|---|---|---|---|---|
| B26077765BOCA FALLS PAR T | $1,000,000 | $366 | 2,730 sq.ft. / 0.23 acres | YesLake Access, Lake Front | 38 days / 0.36 mi | Same house type, same waterfront category; 0.36 miles away; indoor area differs 1.5%; built 1996. Different subdivision: check whether the locations are comparable.Year built 1996; Existing homeAsks less by $189,000; smaller by 42 sq.ft. |
| B26039118MONTEREY BAY/ BOCA WINDS | $899,000 | $311 | 2,890 sq.ft. / 0.2857 acres | YesLake Front | 140 days / 0.72 mi | Same house type, same waterfront category; 0.72 miles away; indoor area differs 4.3%; built 1994. Different subdivision: check whether the locations are comparable.Year built 1994; Existing homeAsks less by $290,000; larger by 118 sq.ft. |
| B26091247ISLAND LAKES SEC 1 2 | $900,000 | $345 | 2,612 sq.ft. / 0.23 acres | Yes | 5 days / 1.49 mi | Same house type, same waterfront category; 1.49 miles away; indoor area differs 5.8%; built 1991. Different subdivision: check whether the locations are comparable.Year built 1991; Existing homeAsks less by $289,000; smaller by 160 sq.ft. |
| B26083440BOCA ISLES SOUTH PH 5E | $1,150,000 | $418 | 2,750 sq.ft. / 0.22 acres | Yes | 25 days / 2.15 mi | Same house type, same waterfront category; 2.15 miles away; indoor area differs 0.8%; built 1996. Different subdivision: check whether the locations are comparable.Year built 1996; Existing homeAsks less by $39,000; smaller by 22 sq.ft. |
| B26059392LEXINGTON HOMES ESTATES | $1,185,000 | $419 | 2,825 sq.ft. / 0.19 acres | YesLake Front | 86 days / 2.35 mi | Same house type, same waterfront category; 2.35 miles away; indoor area differs 1.9%; built 1993. Different subdivision: check whether the locations are comparable.Year built 1993; Existing homeAsks less by $4,000; larger by 53 sq.ft. |
What would justify choosing this home?
Of the 5 similar homes currently for sale, 5 have a lower asking price. Check what this home offers that the cheaper choices do not: condition, layout or lower ongoing costs. Compare the 2772 sq ft layout and 0.28-acre lot directly before choosing it.
What Changed
- Original asking price: $1,299,000. Current asking price: $1,189,000. Total price cut from the original ask: 8.47%.
- Time on market: 46 days on this listing; 46 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 2772 sq.ft. living area is attributed to Owner. Confirm the measurement and whether the space is legally permitted.
- The asking price per square foot is 22.76% above the middle price of the similar sales, before allowing for condition differences. Check what features or improvements justify paying more.
- MLS construction year 1997. Check renovation permits, roof age and maintenance records.
- Check the association budget, reserve savings and any extra charges for Mystic Bay: Requires verification.
- Get an insurance quote and flood-risk check for MLS B26056337: Requires verification.
What It Costs to Own
- Recorded 2025 property tax: $17,000. Your tax after purchase may differ from this past bill.
- Listed association fee: $550 Monthly.
- Additional association fee: Requires verification.
- The MLS says the fee covers: Cable TV, 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 B26056337 reports Lake Front waterfront for this 0.28-acre property.
- For MLS B26056337, 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, 15 sold in the last 180 days and 12 are currently for sale. The middle sale took 7 days on market and sold for $396 per square foot. At that recent sales pace, the homes for sale would take about 4.8 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%: 1852 records
- Waterfront mismatch or unknown: 710 records
- Lot size outside 0.5–2 times subject or unknown: 18 records
- Distance unavailable or over 3 miles: 303 records
- Bedroom mismatch or unknown: 30 records
- Missing positive living area: 12 records
- Different ownership product or unfinished property: 4 records
- Incomplete core comp facts: 45 records
- Nonstandard sale conditions require manual verification: 1 records
- Age difference over 20 years or unknown: 2 records
- Active Internet/delayed permission failed: 2 records
Showing the last validated intelligence. A refresh is overdue; source verification dates remain unchanged.
Put this property in context
See the property. Understand the decision.
Request a Showing Request a Private Review ↗ Call RET · 954-274-6948Listing provided by Logan Realty Inc. Source: BeachesMLS, Inc.
Participant contact: 561-351-1686
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