08/11/2026
🏡 MIRABELLA VILLAS SITREP
Community Intelligence Report | August 2026
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📊 MARKET SNAPSHOT
🏘 Community Size: 312 Condominiums
🏠 Active Listings: 6 🔑 Active Rentals: 10
📈 CLOSED SALES | PAST 6 MONTHS
BR Sold Avg. Closed Price
1 1 $200,000
2 2 $242,500
3 3 $275,244
Six Mirabella Villas condominiums closed during the past six months. Importantly, 1-bedroom, 2-bedroom and 3-bedroom properties are analyzed separately because combining different floor plans into one community-wide average would provide a misleading picture of value.
🏠 CURRENT HOMES FOR SALE
BR Active Asking Price
1 0 None Available
2 1 $299,500
3 5 $310K–$370K
There are currently six properties for sale. The only 2-bedroom is listed at $299,500. Five 3-bedroom properties are available from $310,000 to $370,000. There are currently no 1-bedroom units for sale.
🔑 RENTAL MARKET | PAST 90 DAYS
BR Avg. Closed Rent Current Asking
1 $1,950 $1,850–$2,050
2 $2,250 Current Inventory
3 $2,600 Current Inventory
Rental activity remains an important part of the Mirabella market. Current inventory includes 1-bedroom, 2-bedroom and 3-bedroom properties, with furnished, waterfront and shorter-term properties generally asking premiums over standard annual rentals.
📌 MARKET INSIGHT
Six homes sold during the past six months in a community of just 312 condominiums, making every transaction meaningful when evaluating property values.
The individual bedroom categories tell very different stories.
The sole 1-bedroom sale closed at $200,000.
The two 2-bedroom sales averaged $242,500.
The three 3-bedroom sales averaged approximately $275,244.
Meanwhile, current sellers are asking considerably more. The five active 3-bedroom listings range from $310,000 to $370,000. This creates a noticeable gap between recent closed prices and current asking prices.
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💰 RENT vs. BUY
BR Buy Rent Own +/-
1 $200K $1,950 $1,967 +$17
2 $242.5K $2,250 $2,484 +$234
3 $275.2K $2,600 $2,849 +$249
Estimated Monthly Ownership
BR Mortgage* HOA + Assessment
1 $1,492 $475
2 $1,804 $680
3 $2,048 $801
*Mortgage includes estimated principal and interest, estimated Palm Beach County property taxes, and estimated homeowners insurance using an illustrative 30-year conventional mortgage with approximately 5% down and publicly reported mortgage interest rates. HOA dues and current special assessments are then added separately. Actual payments will vary.
📌 RENT vs. BUY INSIGHT
For many residents, the monthly difference between renting and owning remains smaller than expected.
For a 1-bedroom, the estimated difference between the most recent closed rental and estimated monthly ownership is particularly small.
For 2-bedroom and 3-bedroom units, ownership carries a higher estimated monthly cost, but owners are also paying toward an asset and building equity rather than paying rent.
The calculation should never be viewed as simply rent versus mortgage. HOA dues, special assessments, taxes, insurance, financing terms and purchase price all matter.
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📌 WHAT THIS MEANS...
🏡 FOR HOMEOWNERS
With six closed sales during the past six months, every sale has a meaningful impact on property values in a community of just 312 condominiums.
The August numbers also demonstrate why your property should primarily be compared with the same floor plan. A 1-bedroom closing at $200,000 should not be averaged together with a 3-bedroom closing at $290,000 to determine the value of either property.
Property condition, floor level, water views, renovations, impact windows and doors, remaining special assessment obligations and location within the community can all influence value.
💰 FOR SELLERS
There is currently a substantial difference between what some sellers are asking and what comparable properties have recently closed for.
The three 3-bedroom sales averaged approximately $275,244, while the five active 3-bedroom listings currently range from $310,000 to $370,000.
That does not mean a higher price is impossible. Renovations, water views, furnishings, floor location and condition can justify meaningful differences.
But today's buyers have access to the same comparable sales information and are increasingly sensitive to total monthly ownership costs.
Pricing your home correctly from the beginning remains one of the most important factors in achieving a successful sale.
🛒 FOR BUYERS
The current gap between recent closed prices and asking prices gives buyers useful negotiating information.
When comparing properties, consider:
• Recent closed sales for the same bedroom count
• Purchase price
• Total monthly ownership cost
• HOA dues
• Remaining special assessment
• Property condition and renovations
• Impact windows and doors
• Floor level
• Lake or fountain views
• Financing options
• Days on market
Some current listings have already experienced significant price reductions. One 3-bedroom currently asking $310,000 originally entered the market at $350,000, while another currently asking $370,000 originally listed at $399,000.
📈 FOR INVESTORS
Mirabella Villas continues attracting investors because of its desirable location, active rental market and leasing flexibility, subject to HOA rules and approval.
Investment strengths include:
• Active rental market
• Ability to lease after purchase, subject to HOA rules
• Gated community
• Community amenities
• Excellent East Boynton Beach location
• Close proximity to beaches, shopping, restaurants and Interstate 95
• Mix of annual and furnished rental demand
🔑 FOR TENANTS
Many tenants assume homeownership is financially out of reach. However, the current numbers show that the monthly difference between renting and owning may be smaller than expected, particularly for 1-bedroom units.
The most recent 1-bedroom sale closed at $200,000, while a recent 1-bedroom rental closed at $1,950 per month.
If you're planning to remain in South Florida for several years, now may be an excellent time to compare the long-term financial benefits of ownership versus continuing to rent.
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📋 EXECUTIVE SUMMARY
Welcome to the August 2026 edition of the Mirabella Villas SITREP.
As both a Mirabella Villas resident and Realtor®, I created this monthly report to provide homeowners, buyers, investors and tenants with accurate, community-specific market intelligence.
Unlike national real estate reports, this SITREP focuses exclusively on Mirabella Villas.
Because our community consists of only 312 condominiums, 1-bedroom, 2-bedroom and 3-bedroom units are analyzed separately. Each floor plan has its own pricing trends, buyer demand, rental market and ownership costs. Combining them into one average would produce misleading results.
This month's data shows an interesting market.
Closed sales remain limited, with only six transactions during the six-month reporting period. At the same time, asking prices on current inventory remain considerably higher than several recent closed sales.
Rental activity remains healthy, and the community continues to offer opportunities for homeowners, buyers, investors and tenants.
This report analyzes:
• Closed sales from the past 6 months
• Rental activity from the past 90 days
• Recent rental activity
• Current homes for sale
• Current rental inventory
• Estimated ownership costs
• HOA dues
• Current special assessments
• Overall market trends
Whether you're buying, selling, investing, renting or simply monitoring your property's value, my goal is to provide useful information that helps you make informed real estate decisions.
This report will continue to be updated monthly so residents can monitor changes in pricing, inventory, rental activity and market conditions throughout Mirabella Villas.
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👤 ABOUT THE AUTHOR
André Anthony Rivera, PA, USMC, MBA, Realtor®
LPT Realty, LLC
Florida License
🏡 Mirabella Villas Resident
🇺🇸 United States Marine Corps Combat Veteran
🎓 Master of Business Administration
📞 305-542-0006
📧 [[email protected]](mailto:[email protected])
🤝 2.5% Commission Offered to Participating Real Estate Brokers on my personal listings.
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🏢 HOA & SPECIAL ASSESSMENT
Monthly HOA dues and the current special assessment vary by unit size.
BR HOA Assessment Total Monthly
1 $337.32 $137.31 $474.63
2 $482.43 $197.31 $679.74
3 $568.67 $232.58 $801.25
Most sellers choose to transfer the remaining special assessment payments to the new buyer rather than paying the balance at closing.
In return, the buyer benefits from the major structural improvements already completed throughout the community, while the seller preserves more of their equity from the sale.
The assessment may also be paid in full by the seller if negotiated as part of the purchase contract.
The community's reserve study was designed to reduce the need for large future special assessments by funding the replacement of common elements over time.
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🌴 COMMUNITY AMENITIES
Mirabella Villas continues to attract homeowners and investors because of its affordability, convenient location, gated security and community amenities.
• Resort-style swimming pool and spa
• Fitness center
• Indoor basketball court
• Racquetball court
• Clubhouse
• Billiards room
• Children's playground
• BBQ and picnic area
• Double-gated entrance
• Pet-friendly community, subject to HOA rules
• Leasing permitted after purchase, subject to HOA approval
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📍 LOCATION
Mirabella Villas is conveniently located in East Boynton Beach with quick access to shopping, dining, healthcare, beaches and major highways.
Approximate driving times:
🏖 Boynton Beach – 7 minutes
🌴 Atlantic Avenue, Downtown Delray Beach – 10 minutes
🛥 Boynton Harbor Marina – 8 minutes
🛒 Publix – 2 minutes
🛍 Walmart Supercenter – 3 minutes
☕ Starbucks – 3 minutes
🏥 Bethesda Hospital East – 8 minutes
🛣 Interstate 95 – 5 minutes
✈ Palm Beach International Airport – 25 minutes
✈ Fort Lauderdale-Hollywood International Airport – 45 minutes
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🎯 COMMANDER'S ASSESSMENT
Mirabella Villas continues to offer an interesting combination of relatively limited sales volume, active rental demand and a significant spread between recent closed sales and current asking prices.
The clearest signal in the August numbers is the gap in the 3-bedroom market.
Three 3-bedroom properties sold during the six-month reporting period for $257,732, $268,000 and $290,000.
The five 3-bedroom properties currently offered for sale are asking between $310,000 and $370,000.
That gap does not automatically mean current listings are overpriced. Individual properties vary substantially based on renovations, water views, furnishings, floor level and condition.
However, it does mean buyers are likely to examine comparable sales closely when deciding what they are willing to pay.
For homeowners, realistic pricing and property condition remain critical.
For sellers, strong presentation and understanding your direct competition are increasingly important.
For buyers, recent closed sales provide negotiating leverage.
For investors, rental demand and the ability to lease after purchase remain important advantages.
For tenants, current rental inventory provides choices, while the rent-versus-buy calculation remains worth examining for anyone planning to stay in South Florida long term.
The market is not one single number. A 1-bedroom, 2-bedroom and 3-bedroom property each represent a different segment of Mirabella Villas, and they should be evaluated accordingly.
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THANK YOU
Thank you for reading the August 2026 Mirabella Villas SITREP.
My goal is to publish this report each month so residents can stay informed about recent sales, rental activity, pricing trends and market conditions within our community.
If you're considering buying, selling, investing or would simply like to know what your property may be worth in today's market, I'd be happy to help.
I hope you found this report informative and valuable.
See you next month for the September 2026 Mirabella Villas SITREP.
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DISCLAIMER
Information contained in this report is believed to be reliable but is not guaranteed. Market statistics are based primarily on BeachesMLS data and publicly available information available as of August 11, 2026. Closed sales reflect activity during the previous six months, and rental statistics reflect the reporting periods identified above.
Rent-versus-buy comparisons are illustrative estimates based on average closed sale prices for each individual bedroom category, approximately 5% down, an illustrative 30-year conventional mortgage, publicly reported mortgage interest rates, estimated Palm Beach County property taxes, estimated homeowners insurance, current HOA dues and current special assessments.
Actual ownership costs will vary depending on financing, credit, taxes, insurance, lender requirements and individual circumstances.
Buyers, sellers, landlords, tenants and investors should independently verify all information before making financial or real estate decisions.
