MLS-supplied photographs · 10 selected
$689,000
4 beds · 2 baths · 1,274 sq ft
0.33 acre lot · MLS reported
250 NW 46th Street, Boca Raton, FL 33431
UNIVERSITY GARDENS · Boca Raton
Pending
Why RET noticed it
RET View
This home asks $811,000 less than the lowest-priced similar home currently for sale. This home is $689,000 for 1274 sq ft; MLS B26024921 is 1376 sq ft and 2.21 miles away. Check whether condition and ownership costs leave a real saving.
The catch
The asking price per square foot is 10.01% 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 $689,000 asking price with the $1,500,000 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 10.01% more per square foot than the middle price of the similar recent sales. Its asking price is $541 per square foot, compared with $492 across 6 reviewed listing-reported sales from 2026-04-29 to 2026-10-19. 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 |
|---|---|---|---|---|---|---|
| B26007075VERIFIEDUNIVERSITY GARDENS | $639,0002026-09-18 | $532 | 1,202 sq.ft. / 0.33 acres | No | 114 days / 0.1 mi | Same house type, same waterfront category; 0.10 miles away; indoor area differs 5.7%; built 1959. Same listed subdivision.Year built 1959; Existing homeSold for less by $50,000; smaller by 72 sq.ft. |
| R11164760VERIFIEDUNIVERSITY GARDENS | $695,0002026-04-29 | $444 | 1,566 sq.ft. / 0.18 acres | NoNone | 32 days / 0.14 mi | Same house type, same waterfront category; 0.14 miles away; indoor area differs 22.9%; built 1958. Same listed subdivision.Year built 1958; Existing homeSold for more by $6,000; larger by 292 sq.ft. |
| A12024937VERIFIEDVILLA RICA | $610,0002026-06-18 | $451 | 1,352 sq.ft. / 0.19 acres | No | 4 days / 0.43 mi | Same house type, same waterfront category; 0.43 miles away; indoor area differs 6.1%; built 1974. Different subdivision: check whether the locations are comparable.Year built 1974; condition not verifiedSold for less by $79,000; larger by 78 sq.ft. |
| B26074756VERIFIEDVILLA RICA | $720,0002026-10-02 | $481 | 1,496 sq.ft. / 0.2 acres | No | 1 days / 0.68 mi | Same house type, same waterfront category; 0.68 miles away; indoor area differs 17.4%; built 1959. Different subdivision: check whether the locations are comparable.Year built 1959; Existing homeSold for more by $31,000; larger by 222 sq.ft. |
| B26074481VERIFIEDVILLA RICA | $780,0002026-10-19 | $502 | 1,554 sq.ft. / 0.22 acres | No | 14 days / 0.39 mi | Same house type, same waterfront category; 0.39 miles away; indoor area differs 22.0%; built 1959. Different subdivision: check whether the locations are comparable.Year built 1959; Existing home, Updated/RemodeledSold for more by $91,000; larger by 280 sq.ft. |
| B26022037VERIFIEDCHATHAM HILLS | $760,0002026-07-30 | $536 | 1,418 sq.ft. / 0.17 acres | NoNone | 77 days / 1.01 mi | Same house type, same waterfront category; 1.01 miles away; indoor area differs 11.3%; built 1958. Different subdivision: check whether the locations are comparable.Year built 1958; Existing homeSold for more by $71,000; larger by 144 sq.ft. |
Nearby Homes for Sale
| MLS reference | Asking price | $/sq.ft. | Indoor area / lot | Waterfront | Days listed / distance | How the homes differ |
|---|---|---|---|---|---|---|
| B26024921BOCA RATON HILLS SEC 2 | $1,500,000 | $1,090 | 1,376 sq.ft. / 0.36 acres | NoNone | 172 days / 2.21 mi | Same house type, same waterfront category; 2.21 miles away; indoor area differs 8.0%; built 1956. Different subdivision: check whether the locations are comparable.Year built 1956; Existing homeAsks more by $811,000; larger by 102 sq.ft. |
| B26084718BOCA VILLAS SEC C | $2,750,000 | $1,848 | 1,488 sq.ft. / 0.2 acres | No | 21 days / 2.23 mi | Same house type, same waterfront category; 2.23 miles away; indoor area differs 16.8%; built 1956. Different subdivision: check whether the locations are comparable.Year built 1956; Existing homeAsks more by $2,061,000; larger by 214 sq.ft. |
What would justify choosing this home?
Of the 2 similar homes currently for sale, 0 have a lower asking price. Its asking price is no higher than these alternatives. Check condition and annual costs before calling it better value. Compare the 1274 sq ft layout and 0.33-acre lot directly before choosing it.
Fewer than three similar homes qualify, so the choice shown here is limited.
What Changed
- Original asking price: $715,000. Current asking price: $689,000. Total price cut from the original ask: 3.64%.
- Time on market: 37 days on this listing; 37 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.
- Observed status history: Active → Active Under Contract (2026-10-06T21:58:32Z); Active Under Contract → Pending (2026-10-20T15:26:50Z)
Worth Knowing
- The 1274 sq.ft. living area is attributed to Other. Confirm the measurement and whether the space is legally permitted.
- The asking price per square foot is 10.01% above the middle price of the similar sales, before allowing for condition differences. Check what features or improvements justify paying more.
- MLS construction year 1960. Check renovation permits, roof age and maintenance records.
- Get an insurance quote and flood-risk check for MLS B26069706: Requires verification.
What It Costs to Own
- Recorded 2025 property tax: $9,608. Your tax after purchase may differ from this past bill.
- Listed association fee: $0 Not verified.
- Additional association fee: Requires verification.
- The MLS says the fee covers: .
- 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, 7 sold in the last 180 days and 2 are currently for sale. The middle sale took 8 days on market and sold for $481 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%: 2678 records
- Distance unavailable or over 3 miles: 179 records
- Bedroom mismatch or unknown: 29 records
- Age difference over 20 years or unknown: 8 records
- Waterfront mismatch or unknown: 59 records
- Missing positive living area: 12 records
- Different ownership product or unfinished property: 4 records
- Incomplete core comp facts: 25 records
- Lot size outside 0.5–2 times subject or unknown: 12 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.
- 2026-10-21 · New Relevant Comparable
The similar sales have changed. Ask RET for the current comparison.
- 2026-10-20 · Status Change
Active Under Contract → Pending
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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