MLS-supplied photographs · 22 selected
$579,500
3 beds · 2 baths · 1,615 sq ft
0.12 acre lot · MLS reported
22449 MIDDLETOWN Drive, Boca Raton, FL 33428
BOCA WINDS PAR F · Boca Raton
Active Under Contract
Why RET noticed it
RET View
This home asks $35,500 more than the lowest-priced similar home currently for sale. This home is $579,500 for 1615 sq ft; MLS B26027407 is 1743 sq ft and 2.63 miles away. Look for a layout, condition or cost advantage before paying the difference.
The catch
The listed association fee is $146 Monthly. Check the current budget, extra assessments and any club fees before deciding on the full cost.
Compare with another property ↗
What could change our view
Compare the $579,500 asking price with the $544,000 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 2.85% less per square foot than the middle price of the similar recent sales. Its asking price is $359 per square foot, compared with $369 across 6 reviewed listing-reported sales from 2026-01-16 to 2026-08-19. 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 |
|---|---|---|---|---|---|---|
| B26014585VERIFIEDBOCA WINDS PAR F | $610,0002026-07-15 | $378 | 1,615 sq.ft. / 0.17 acres | No | 4 days / 0.1 mi | Same house type, same waterfront category; 0.10 miles away; indoor area differs 0.0%; built 1991. Same listed subdivision.Year built 1991; Existing homeSold for more by $30,500; smaller by 0 sq.ft. |
| B26017159VERIFIEDBOCA WINDS PAR F | $600,0002026-07-17 | $362 | 1,657 sq.ft. / 0.16 acres | No | 58 days / 0.09 mi | Same house type, same waterfront category; 0.09 miles away; indoor area differs 2.6%; built 1989. Same listed subdivision.Year built 1989; Existing homeSold for more by $20,500; larger by 42 sq.ft. |
| A11928899VERIFIEDBAY WINDS 4 | $560,0002026-01-16 | $354 | 1,584 sq.ft. / 0.2 acres | No | 14 days / 0.51 mi | Same house type, same waterfront category; 0.51 miles away; indoor area differs 1.9%; built 1988. Different subdivision: check whether the locations are comparable.Year built 1988; condition not verifiedSold for less by $19,500; smaller by 31 sq.ft. |
| B26001537VERIFIEDBAY WINDS 4 | $665,0002026-04-17 | $377 | 1,766 sq.ft. / 0.15 acres | No | 13 days / 0.48 mi | Same house type, same waterfront category; 0.48 miles away; indoor area differs 9.3%; built 1989. Different subdivision: check whether the locations are comparable.Year built 1989; Existing homeSold for more by $85,500; larger by 151 sq.ft. |
| B26045864VERIFIEDCOUNTRY LANDING SEC 3 | $585,0002026-08-19 | $358 | 1,634 sq.ft. / 0.14 acres | NoNone | 33 days / 1.82 mi | Same house type, same waterfront category; 1.82 miles away; indoor area differs 1.2%; built 1987. Different subdivision: check whether the locations are comparable.Year built 1987; Existing homeSold for more by $5,500; larger by 19 sq.ft. |
| R11152200VERIFIEDCOUNTRY LANDING SEC 1 | $630,0002026-02-26 | $396 | 1,592 sq.ft. / 0.21 acres | NoNone | 12 days / 1.4 mi | Same house type, same waterfront category; 1.40 miles away; indoor area differs 1.4%; built 1985. Different subdivision: check whether the locations are comparable.Year built 1985; Existing homeSold for more by $50,500; smaller by 23 sq.ft. |
Nearby Homes for Sale
| MLS reference | Asking price | $/sq.ft. | Indoor area / lot | Waterfront | Days listed / distance | How the homes differ |
|---|---|---|---|---|---|---|
| B26077355BOCA TRAILS | $590,000 | $366 | 1,612 sq.ft. / 0.172 acres | No | 40 days / 1.93 mi | Same house type, same waterfront category; 1.93 miles away; indoor area differs 0.2%; built 1979. Different subdivision: check whether the locations are comparable.Year built 1979; Updated/RemodeledAsks more by $10,500; smaller by 3 sq.ft. |
| B26087671COUNTRY LANDING SEC 1 | $719,950 | $384 | 1,874 sq.ft. / 0.17 acres | No | 15 days / 1.45 mi | Same house type, same waterfront category; 1.45 miles away; indoor area differs 16.0%; built 1984. Different subdivision: check whether the locations are comparable.Year built 1984; Existing home, Updated/RemodeledAsks more by $140,450; larger by 259 sq.ft. |
| B26086124COUNTRY LANDING SEC 1 | $750,000 | $400 | 1,874 sq.ft. / 0.14 acres | NoNone | 11 days / 1.49 mi | Same house type, same waterfront category; 1.49 miles away; indoor area differs 16.0%; built 1984. Different subdivision: check whether the locations are comparable.Year built 1984; Existing homeAsks more by $170,500; larger by 259 sq.ft. |
| B26027407BOCA SPRINGS | $544,000 | $312 | 1,743 sq.ft. / 0.11 acres | NoNone | 143 days / 2.63 mi | Same house type, same waterfront category; 2.63 miles away; indoor area differs 7.9%; built 1991. Different subdivision: check whether the locations are comparable.Year built 1991; Existing homeAsks less by $35,500; larger by 128 sq.ft. |
| B26055092BOCA TRAILS 1 | $639,900 | $393 | 1,628 sq.ft. / 0.23 acres | No | 97 days / 2.63 mi | Same house type, same waterfront category; 2.63 miles away; indoor area differs 0.8%; built 1977. Different subdivision: check whether the locations are comparable.Year built 1977; Existing homeAsks more by $60,400; larger by 13 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 1615 sq ft layout and 0.12-acre lot directly before choosing it.
What Changed
- Original asking price: $579,500. Current asking price: $579,500. Total price cut from the original ask: 0%.
- Time on market: 13 days on this listing; 120 days in the recorded cumulative history.
- The recorded total time on market is longer than this listing by 107 days. This listing alone does not show the full marketing period. The difference does not prove the home was relisted.
- 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 1615 sq.ft. living area is attributed to Assessor. Confirm the measurement and whether the space is legally permitted.
- MLS construction year 1991. Check renovation permits, roof age and maintenance records.
- Check the association budget, reserve savings and any extra charges for BOCA WINDS PAR F: Requires verification.
- Get an insurance quote and flood-risk check for MLS B26067444: Requires verification.
What It Costs to Own
- Recorded 2025 property tax: $7,861. Your tax after purchase may differ from this past bill.
- Listed association fee: $146 Monthly.
- Additional association fee: Requires verification.
- The MLS says the fee covers: Cable TV, Maintenance Grounds, Trash, Common Areas, Pool Service.
- 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, 9 sold in the last 180 days and 7 are currently for sale. The middle sale took 33 days on market and sold for $362 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%: 2106 records
- Distance unavailable or over 3 miles: 614 records
- Waterfront mismatch or unknown: 204 records
- Missing positive living area: 12 records
- Different ownership product or unfinished property: 4 records
- Incomplete core comp facts: 36 records
- Lot size outside 0.5–2 times subject or unknown: 20 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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