Market Positioning | 3760 Kensington St, Hollywood, FL
Market Positioning

3760
Kensington St

Hollywood, Florida • L'Etoile at Emerald Pointe / Emerald Hills • Positioned for Today's Market

View Market Data Pricing Strategy
3760 Kensington St, Hollywood, FL 33021 — L'Etoile at Emerald Pointe / Emerald Hills
Property Overview

Property Snapshot

Key details at a glance for your listing appointment.

Property Type
Single Family
Residential
Beds / Baths
4 / 2
4 bedrooms, 2 full bathrooms
Living Area
1,764 sq ft
Total living space
Year Built
1994
32 years old
HOA
$236 / mo
Monthly association fee
Rental Policy
Verify
Confirm with HOA documents
Comparable Sales

Market Data

MLS comp data for L'Etoile at Emerald Pointe and the surrounding Emerald Hills corridor, March through June 2026.

Closed Sales
$350K
Low
$450K
Avg
$450K
Median
$550K
High
Low
Avg
Median
High
Pending
$599K
Low
$599K
Avg
$599K
Median
$599K
High
Low
Avg
Median
High
Active Listings
$795K
Low
$795K
Avg
$795K
Median
$795K
High
Low
Avg
Median
High
Market Insight
The proven transaction price in this community is $550,000, closed in 10 days. A pending comp at identical square footage is listed at $599,000 after 119 days on market. The subject brings 4 bedrooms, a cul-de-sac lot, and lake frontage that justify pricing above the baseline closed sale while entering well below the stalled pending comp.
Market Context

Months of Supply

How much inventory is available relative to buyer demand at each level of the market.

This Community
6
months of supply
Balanced
County
5
months of supply
Balanced
Treasure Coast
5
months of supply
Balanced
Florida Statewide
5
months of supply
Balanced

0 to 3 Months

Seller's Market. High demand, low inventory. Homes sell quickly and often above list price.

4 to 6 Months

Balanced Market. Supply and demand are roughly even. Pricing accuracy is critical to attract buyers.

7+ Months

Buyer's Market. More homes than buyers. Sellers must compete on price, condition, and presentation.

What This Means for You
At 6 months of supply in this community, the market is balanced, leaning toward buyer preference. Broward County and Florida statewide both sit at 5 months. Sellers who price precisely and present well are still moving homes. Overpriced listings are sitting. That gap is the opportunity your strategy needs to close.
Seasonal Trends

Best Time to Sell in Florida

Based on Florida closed sale volume data from 2015 through 2025. Spring is the peak season every year without exception.

Seasonal Florida real estate market
Key Takeaway: March, April, and May are Florida's peak selling months every year. Buyer activity surges, days on market shrinks, and pricing power is at its highest. Q4 (October through December) is consistently the slowest quarter. Listing now positions this home to capture motivated buyers during the active summer-to-fall transition period.
Why Homes Miss
Common Pitfalls

Why Homes Miss the Market

Incorrect Pricing
Overpriced listings accumulate days on market and train buyers to expect concessions. The longer a home sits, the more leverage shifts to the buyer.
Weak Presentation
Poor photography and minimal marketing means fewer showings. Buyers form opinions from listing photos before they ever schedule a tour. First impressions online determine whether the phone rings.
Poor Timing and Execution
Going live with no strategy, no buyer list, and no paid distribution means competing at a disadvantage from day one. Execution determines how many qualified buyers see the home in the first 7 days.
Alfredo Rivera at the closing table
Our Process

How We Approach Every Listing

01

Data-Driven Pricing

We analyze every closed, pending, and active comp in the immediate corridor. Pricing is set to attract qualified buyers in the first two weeks, when demand is highest and negotiating position is strongest.

02

Professional Presentation

Every listing receives professional photography, video walkthrough, and written copy tailored to the property and the buyer profile most likely to purchase it. We sell the lifestyle, not just the square footage.

03

Active Distribution

MLS syndication, paid social campaigns, retargeting, agent network outreach, and open house strategy all run in parallel. We do not list and wait. We actively work to create buyer competition.

Competitive Position

How Your Home Compares

See how 3760 Kensington St stacks up against active listings and recent closed sales in the same corridor.

How Your Home Compares
Market Position
L'Etoile at Emerald Pointe
Emerald Hills, Hollywood
Active Listings
Price$795,000
Bed/Bath3 / 3
Sq Ft1,700
StatusActive
Lake ViewNo
Cul-de-SacNo
Your Home
Price—
Bed/Bath4 / 2
Sq Ft1,764
StatusNew Listing
Lake ViewYes
Cul-de-SacYes
Recent Closed
Price$550,000
Bed/Bath3 / 2
Sq Ft1,479
DOM10 days
Lake ViewNo
Cul-de-SacNo
Strategy Note
Your home is priced above the proven closed sale to reflect 4 bedrooms, additional square footage, lake frontage, and cul-de-sac positioning. At $569,000, it enters $226,000 below the only active listing and $30,000 below the stalled pending comp, creating a clear competitive advantage for buyers who value location and features over raw square footage alone.
Pricing Strategy

Your Pricing Options

Three scenarios based on comp analysis. Each carries a different risk profile and projected days on market.

3760 Kensington St
Pricing Analysis
3760 Kensington St, Hollywood, FL 33021
Conservative
—
To be determined following an in-person property assessment.
Recommended
—
To be determined following an in-person property assessment.
Aggressive
—
To be determined following an in-person property assessment.
Our Recommendation
A final price recommendation requires an in-person walkthrough of this property. The market data and comparable analysis are complete. Once the interior condition, updates, and finishes are assessed, specific pricing targets will be provided. This presentation reflects current market positioning only.
Seller Net Estimate

Estimate Your Net Proceeds

Adjust the inputs below to see a real-time estimate. Florida-specific title insurance and doc stamp calculations included.

Sale Price ($)
Mortgage Payoff ($)
Listing Agent Comm (%)
Buyer's Agent Comm (%)
Broker Fee ($)
Concessions ($)
Other Costs ($)
Annual Property Tax ($)
Estimated Closing Date
Owner's Title Insurance (auto)
Doc Stamp Tax (auto)
Cost Breakdown
Sale Price$569,000
Listing Commission
Buyer's Commission
Broker Fee
Owner's Title Insurance
Doc Stamp Tax
Settlement / Closing Fee($895)
Wire Fee($75)
Title Search($100)
Municipal Lien Search($350)
Estoppel Letter($350)
Tax Proration
Concessions
Mortgage Payoff
Other Costs
Estimated Net Proceeds
--

For planning purposes only. Does not replace final title or closing figures from your settlement agent.

Alfredo Rivera Group Marketing Team
Your Marketing Plan

Every Tool. Every Channel. Full Execution.

Professional Visual Production
HDR photography, video walkthrough, and social reels produced before the listing goes live. Visual quality drives showing requests.
Multi-Channel Distribution
MLS syndication to Zillow, Realtor.com, Redfin, and 100+ portals, layered with paid social advertising and retargeting to reach buyers beyond the local market.
Agent Network and Offer Management
Active outreach to buyer agents and a structured offer review process that protects your timeline and negotiating position through to closing.
Professional Photography
Video & Reels
MLS & Portal Exposure
Paid Social Ads
Retargeting Campaigns
Offer Management
Marketing Reach

Positioned to Create Demand

Nine distribution channels working simultaneously to put your home in front of the right buyers, wherever they are.

Social Media Campaigns
Instagram, Facebook, and LinkedIn campaigns targeting active buyers in the South Florida market.
Short-Form Video
Reels and TikTok-format content showcasing the lake views, cul-de-sac lot, and gated community lifestyle.
YouTube Marketing
Long-form video content and pre-roll ads targeting buyers searching for Emerald Hills and Hollywood properties.
Targeted Paid Advertising
Google display and search ads targeting buyers actively searching for 4-bedroom homes in Hollywood and Broward County.
Retargeting Campaigns
Stay in front of buyers who viewed the listing but did not book a showing, using display and social retargeting ads.
Email Marketing
Direct email distribution to an active buyer list and cooperating agent network, including same-day listing announcements.
Agent Network Exposure
BeachesMLS exposure and direct outreach to buyer agents in South Florida, Treasure Coast, and Palm Beach County markets.
Open House Strategy
Strategically scheduled open houses with pre-event social promotion to maximize foot traffic and buyer interest within the first 14 days.
Property Website & SEO Page
A dedicated property page optimized for search, designed to capture inbound buyer interest from Google and Bing searches.
Community & Lifestyle

How We Market the Neighborhood

Buyers do not just purchase square footage. They purchase a lifestyle, a commute, and a community. This is the story we tell about Emerald Hills and L'Etoile at Emerald Pointe.

Gated Community with Lake Frontage
L'Etoile at Emerald Pointe provides controlled access and community cohesion, with this home sitting directly on a community lake. Waterfront and gated in Hollywood is a rare combination at this price point.
Cul-de-Sac Lot
No through traffic. Enhanced privacy. Larger effective lot footprint. Cul-de-sac positioning is a consistently marketable premium that buyers pay for and appraisers recognize.
Emerald Hills Address
One of Hollywood's most desirable residential corridors, with a median home value near $722K. Tree-lined streets, golf course proximity at The Club at Emerald Hills, and owner-occupied neighborhood culture add prestige to every listing here.
Unmatched Location Access
I-95 access in 5 minutes. Fort Lauderdale International Airport in 15 minutes. Hollywood Beach and Downtown Hollywood in 15 minutes. T.Y. Park (138 acres, water park, sports courts) is 0.5 miles away.
Our Positioning Narrative
Emerald Hills is the kind of address that sells itself once a buyer drives in. The golf course views, the lake, the cul-de-sac -- this is not a property that needs to compete with the market. It needs to be priced to reflect what it actually is: a 4-bedroom waterfront home in a gated community within one of Hollywood's top residential corridors. Buyers who want this combination do not have many options. That is a feature, not a limitation.
Client Reviews

What Our Clients Say

Google
5.0
★ ★ ★ ★ ★
Verified Google reviews
Verified on Google
L
Lianet Martinez
27 weeks ago
★★★★★
Working with Alfredo to purchase our home was an outstanding experience from start to finish. He was always available to answer questions and guided us through every step of the process with professionalism and care. We could not have asked for a better agent.
D
Daniel Izquierdo
27 weeks ago
★★★★★
Working with Alfredo was an outstanding experience. His knowledge of the market, attention to detail, and commitment to getting the best outcome for his clients sets him apart. Highly recommend to anyone buying or selling in South Florida.
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 the entire process feel easy and we never felt like a transaction. Thank you for finding us our home and for everything you did to get us to the closing table.
T
Teneisha Mclennon
Jan 16, 2025
★★★★★
Thank you so much Alfredo for helping me navigate this process. You were patient, knowledgeable, and always available when I had concerns. I felt supported every step of the way and I am so grateful for your help in finding my home.
H
Heather Gerbensky
Apr 12, 2024
★★★★★
Alfredo went above and beyond when he found a house that perfectly matched what we were looking for. His dedication and follow-through were exceptional. He genuinely cares about his clients and it shows in every interaction.
J
John Quinones
Oct 20, 2023
★★★★★
The professionalism at Beatus Realty was stupendous. Alfredo made sure we understood every step of the transaction and was proactive about communicating updates. Truly a five-star experience from start to finish.
Next Step

Positioning Determines the Outcome

The difference between a home that sells in 10 days and one that expires after 173 is not luck. It is pricing strategy, professional presentation, and active distribution working together from day one.

3760 Kensington St has the features buyers in this corridor are actively looking for. The question is whether you are ready to position it to capture that demand before the market shifts again. Are you ready to move forward?

Review Pricing Strategy Review Marketing Plan