Price per square foot measures size, not quality

A Palma at roughly 1,100 square feet sold at a median of $723 per square foot over the past year. A San Remo at roughly 2,800 square feet sold at a median of $573. The Palma is not the better home and the San Remo is not the better value. A kitchen, two bathrooms, and a lot cost roughly the same whether they sit inside 1,100 square feet or 2,800, so in a smaller home those fixed costs are spread across fewer feet and the per-foot figure climbs. Price per square foot is a fair way to compare homes of similar size and the same plan. Used across different plans, it will mislead you nearly every time.

Compare within your floor plan first

Ocean Hills was built with 17 named floor plans, ranging from compact attached homes under 1,000 square feet to detached homes near 2,900. They do not trade as one market. The floor plan table above gives the median for every plan with at least three sales in the window, which is the right starting point for pricing a specific home. Once you know what your plan has been doing, condition, updates, and lot position explain most of what is left.

Lot position moves price and appears in no table

Two homes with the same plan and the same square footage can sit far apart on price because of where they are. We track five positions: rim and view lots around the community perimeter, homes with golf frontage, lots backing to greenbelt or open space, corner and cul-de-sac lots, and standard interior lots with a neighbor behind. The MLS carries none of this as a searchable field, so we tag it by hand from listing detail and public record, and that tagging is not yet complete across every sale. If lot position matters to your decision, it is worth reading lot by lot rather than trusting a community average.

Percentage of list price hides the reductions

Half the homes sold here in the past year closed at or above 98.5 percent of asking. That figure measures against the most recent list price, not the original one. A home that listed high, reduced twice, and then closed at 99 percent of the third price tells a very different story from one that closed at 99 percent in its first week on the market. When you look at a comparable sale, look at how long it took and whether the price moved along the way.

Village medians describe what sold, not which village is better

Mykonos shows the lowest median price in the table above and also the highest number of sales. That is not a verdict on Mykonos. Village medians move with which floor plans happen to sit there and which of those happened to trade in the window, and a village weighted toward smaller attached plans will always show a lower median than one weighted toward large detached homes. Read the village numbers as a description of what changed hands, not as a ranking of the neighborhoods.

Why automated home values struggle in Ocean Hills

Automated valuation tools are trained mostly on conventional single-family neighborhoods, and Ocean Hills breaks several of their assumptions at once. Monthly HOA dues vary by village. Homes are a mix of attached and detached. There is no Mello-Roos and no land lease, which changes the true cost of ownership against otherwise similar communities nearby. And the buyer pool is age-qualified, which makes demand behave differently from the surrounding market. An automated estimate is a starting point here, not an answer.