11585 Augustus Drive | Boynton Beach, FL | Market Positioning
Market Positioning

11585 Augustus
Drive

Boynton Beach, Florida  •  The Cascades  •  Positioned for Today's Market

View Market Data Pricing Strategy
11585 Augustus Drive, Boynton Beach, FL 33437  •  The Cascades
Property Overview

Your Home at a Glance

Key details buyers will evaluate when comparing this home to the competition

Property Type
Single Family
One-story CBS construction
Bedrooms / Baths
3 Bed / 2 Bath
Plus den, 2-car garage
Living Area
1,672 SqFt
Open-concept layout
Year Built
1999
New A/C and water heater 2022
HOA
$600 / mo
Includes cable, internet, lawn, security
Rental Policy
Restricted
No leasing first 2 yrs; 180-day min; 1x/year
Market Snapshot

The Cascades: Active Market Data

Closed, pending, and active sales within The Cascades community over the past 90 days

Closed Sales
$325K
Low
$459K
Avg
$447K
Median
$595K
High
15 closed sales • Avg 38 days on market
Pending Sales
$549K
Low
$549K
Avg
$549K
Median
$549K
High
1 pending sale • Under contract in 23 days
Active Listings
$450K
Low
$517K
Avg
$505K
Median
$650K
High
8 active listings • Avg 59 days on market
Low
Average
Median
High

The Cascades is operating at just 1.6 months of supplydeep Seller's Market territoryyet buyers are disciplined: closed sales are averaging 96.9% of list price. Homes that enter at the right number are moving in under 10 days. Overpriced listings are sitting 100+ days with stale days on market working against them.

Market Context

Months of Supply

How many months it would take to sell all current inventory at the current sales pacethe key indicator of buyer vs. seller leverage

The Cascades
1.6
Seller's Market
Palm Beach County
4.4
Balanced Market
South Florida
5.0
Balanced Market
Florida Statewide
4.7
Balanced Market
0 to 3 MonthsSeller's Market: more buyers than homes. Sellers hold pricing power and negotiating advantage.
4 to 6 MonthsBalanced Market: supply and demand are in equilibrium. Pricing and presentation matter most.
7+ MonthsBuyer's Market: more homes than buyers. Buyers negotiate aggressively on price and terms.

While the broader Florida market is balanced, The Cascades community is running at 1.6 months of supplya strong Seller's Market. Demand for this specific community is outpacing available inventory, giving a well-positioned listing a real competitive advantage.

Seasonal Trends

Best Time to Sell in Florida

Based on actual closed sales data 2015 to 2025understanding seasonal patterns helps maximize your timing advantage

Best Time to Sell in Florida
Peak season: March through May • Florida's strongest consistent sales window every year
Common Pitfalls

Why Homes Miss the Market

Pricing
Entering the market above what comparable sales support creates stale days on market and signals distress to buyers. Price reductions rarely recover the momentum lost in the first two weeks.
Presentation
Buyers decide in the first 8 seconds of a listing photo and the first 30 seconds of a showing. Poor photography, clutter, and deferred maintenance cost sellers thousands in perceived value.
Execution
Without active marketingpaid ads, retargeting, video, and agent network outreacha listing is invisible to the majority of qualified buyers who are actively looking right now.
Our Process

How We Get It Done

01
Price It Right From Day One
We anchor your listing in what the data actually supportsnot what you hope for, not what a competitor guesses. A precise entry price creates urgency, protects your net, and eliminates the negotiating damage of a price reduction.
02
Present It Professionally
Professional photography, video, and social reels go live before the MLS. Buyers see your home looking its best on every platformfrom Zillow to Instagrambefore they ever step through the door.
03
Execute the Marketing Plan
Paid social ads, retargeting campaigns, agent network outreach, and open house strategy drive qualified buyers to your door during the critical first two weekswhen attention and competition among buyers is highest.
Competitive Analysis

How Your Home Compares

Understanding your competition is the foundation of a winning pricing strategy

How Your Home Compares

Your Position in the Market

Active competition vs. what buyers are actually paying

Active Competition
Price Range$450K$650K
Avg List Price$517,000
Avg Days on Market59 days
Active Listings8 homes
Several active listings have been sitting 100+ daysoverpriced relative to what buyers are paying
Your Home
Address11585 Augustus Dr
Living Area1,672 sqft
Beds / Baths3 / 2 + Den
ViewDirect Lake + Golf
Lake view and golf course vistas are premium features that command a buyer premium in this community
Recent Sales
Sold Range$325K$595K
Avg Sold Price$459,000
Median Sold Price$447,000
Avg DOM38 days
15 closed sales in 90 days. List-to-sale ratio: 96.9%buyers are active but disciplined
Pricing Strategy

Your Pricing Options

Three strategies based on your goalsspeed, maximum net, or top-of-market positioning

11585 Augustus Drive

11585 Augustus Drive

Boynton Beach, FL 33437 • The Cascades

Conservative
$435,000
Priced for fastest absorption. Positioned below active competition to generate immediate buyer interest and multiple early showings.
Recommended
$449,000
Best balance of speed and net proceeds. Supported by recent comp data and priced to attract serious, qualified buyers within the first two weeks.
Aggressive
$459,000
Top-of-market positioning. Priced to capture maximum valueexpects negotiation. Requires strong presentation and active marketing to support the number.

Our Recommendation

The Cascades market rewards precision. Feature-driven homesthose with lake views, updated mechanicals, and move-in-ready conditionconsistently close above the community average. This home's direct lake view and golf course vistas are genuine differentiators that justify pricing above a straight square-footage comparison. At $449,000, we enter the market with a compelling value proposition relative to active competition, while leaving room for a clean transaction. The goal is strong first-week activity, a qualified offer, and a smooth close.

Seller Net Estimate

Estimate Your Net Proceeds

Adjust any field to model your estimated net at closing. All figures are estimates for planning purposes only.

Your Numbers

Your Estimated Costs

Commission (Total)--
Broker Fee--
Owner's Title Insurance--
Doc Stamps--
Settlement / Closing Fee$895
Wire Fee$75
Title Search$100
Municipal Lien Search$350
Estoppel Letter$350
Tax Proration--
Concessions--
Other Costs--
Mortgage Payoff--
Estimated Net Proceeds
--

For planning purposes onlydoes not replace final title or closing figures. Contact your title company for exact closing costs.

Your Marketing Plan

Every Tool. Every Channel. Full Execution.

Professional Photography + Video
High-resolution photography, cinematic walkthrough video, and short-form social reels that showcase this home's lake view and lifestylethe assets that stop the scroll and get buyers through the door.
Paid Social + Retargeting Campaigns
Targeted Facebook and Instagram ads reach buyers actively searching in Boynton Beach and Palm Beach County. Retargeting keeps your home in front of interested buyers who've already engaged with the listing.
Agent Network + Offer Management
Direct outreach to active buyer's agents in our network before the MLS goes liveearly exposure to qualified buyers. When offers come in, we manage the process to protect your timeline and your net.
Professional Photography
Video & Reels
MLS & Portal Exposure
Paid Social Ads
Retargeting Campaigns
Offer Management
Marketing Reach

Positioned to Create Demand

Your home will be marketed across every channel where today's buyers are searching

Social Media Campaigns

Facebook and Instagram ads targeting active buyers in Palm Beach County and surrounding markets

Short-Form Video

Property reels and walkthrough content distributed on Instagram, Facebook, and TikTok to maximize visibility

YouTube Marketing

Long-form property video published on YouTube for buyers researching Boynton Beach 55+ communities

Targeted Paid Advertising

Budget-allocated paid campaigns targeting buyers by geography, search intent, and demographic profile

Retargeting Campaigns

Pixel-based retargeting re-engages buyers who viewed the listing but haven't yet scheduled a showing

Email Marketing

Direct email campaigns to our buyer database and agent network with new listing alerts and property highlights

Agent Network Exposure

Pre-MLS outreach to top buyer's agents in Palm Beach County with qualified buyers actively searching right now

Open House Strategy

Strategically scheduled open houses with digital promotion to maximize foot traffic during peak buyer activity windows

Property Website + SEO Page

Dedicated listing page optimized for searchbuyers Googling properties in The Cascades find your home first

Community & Lifestyle

How We Market the Neighborhood

Buyers don't just purchase a homethey choose a lifestyle. Here's the story we tell about The Cascades.

Resort Amenities Without the Fee

24,000 sqft clubhouse, 10 Har-Tru tennis courts, 4 pickleball courts, 2 pools, Broadway entertainment, and Christopher's Cafeall with no equity buy-in required

Prime Palm Beach County Location

5 minutes to Delray Beach's Atlantic Ave, 13 miles to Boca Raton, 15 miles to West Palm Beachtwo international airports within 30 minutes

HOA Covers the Essentials

Cable, HBO, high-speed internet, lawn maintenance, exterior painting, and roof washing includedtrue lock-and-leave retirement living at $600/month

Premium Views Included

Direct lake views and Westchester Golf Course vistas from this homepremium features that buyers pay for and that aren't available in every home in the community

Our Positioning Narrative
Imagine waking up to an unobstructed lake view every morning, with the manicured greens of Westchester Golf Course just beyondand then spending your afternoon at a resort-style clubhouse with Broadway entertainment, tennis, pickleball, and a full-service restaurant, all without paying an equity membership fee. The Cascades is one of Boynton Beach's most sought-after active adult communities for exactly that reason: it delivers a luxury resort lifestyle in the heart of Palm Beach County, at a price point that makes the move make sense. This home puts you at the center of all of it.
Client Reviews

What Our Clients Say

Real results from real sellers and buyers across Palm Beach County and the Treasure Coast

5.0
★★★★★
Based on verified Google reviews
Verified on Google
L
Lianet Martinez
27 weeks ago
★★★★★
Working with Alfredo to purchase our home was an incredible experience. He was professional, knowledgeable, and always available to answer our questions. He truly went above and beyond to make sure we found the perfect home.
D
Daniel Izquierdo
27 weeks ago
★★★★★
Working with Alfredo was an outstanding experience from start to finish. His market knowledge, responsiveness, and negotiating skills made the entire process smooth and stress-free. Highly recommend him to anyone buying or selling.
K
Karly Rivera
35 weeks ago
★★★★★
From the moment we met with you, Diego and I knew we were in the right hands. You made what could have been a stressful process feel completely manageable. Your guidance, patience, and expertise were exactly what we needed.
T
Teneisha Mclennon
Jan 16, 2025
★★★★★
Thank you so much Alfredo for helping me find my dream home. You were patient, thorough, and always kept my best interests at heart. I could not have done this without you and your team.
H
Heather Gerbensky
Apr 12, 2024
★★★★★
Alfredo went above and beyond when he found a house that checked every box on our list. His attention to detail and dedication to his clients is unmatched. We are so grateful for everything he did for our family.
J
John Quinones
Oct 20, 2023
★★★★★
The professionalism at Beatus Realty was stupendous. Alfredo and his team handled every detail of our transaction with care and expertise. I would not hesitate to recommend them to anyone looking for a top-tier real estate experience.
Reviews updated live from Google
Next Step

Positioning Determines the Outcome

The difference between a home that sells in two weeks and one that sits for months is not luckit is strategy, presentation, and timing. The market data is clear. The opportunity is here.

The question is whether we move forward with a plan that protects your net, creates real buyer urgency, and gets you to the closing table on your terms.

Review Pricing Strategy Review Marketing Plan