2705 SE Ranch Acres Cir Ranch Acres Cir 2705 Ranch Acres Cir · Jupiter Farms, FL 33478

$2,000,000

4 bd · 2.5 ba · 2,465 sqft · SingleFamily public records · 99 Days on market

Built 2021 $811/sqft · 67% above area Est $1601k · 25% over $250/mo HOA · 6% of rent

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

GATED COMMUNITY ESTATE PACKAGE OPPORTUNITY - FEATURED PROPERTY5-20+ Acres | Agricultural Zoning | Exclusive Gated Community | Development OpportunityThis exceptional wetland estate represents a rare four-property assemblage (5-20+ acres each) within Ranch Colony's exclusive gated community. Package or individual sales considered.Discover rural paradise with unparalleled Gold Coast access, featuring 7 acres including gorgeous private wetlands offering the ultimate combination of country privacy, natural beauty, and luxury convenience. Located just 20 minutes from pristine Juno Beach and 35 minutes to Palm Beach Island's legendary luxury shopping, Ranch Colony features established 5-20+ acre estates with top-rated schools nearby. This exceptional wetland property represents an extraordinary assemblage opportunity featuring four Ranch Colony estates ranging from 5 to 20+ acres each. Ranch Colony is experiencing significant luxury estate construction, where buyers typically build custom residences ranging from 5,000-20,000 square feet, often replacing or extensively expanding existing structures to create their dream compounds. Rarely does the market present the chance to acquire multiple contiguous or nearby agricultural properties within South Florida's most exclusive gated equestrian community.Nestled within an exclusive enclave where neighbors cultivate private fruit orchards, tend zebu cattle herds, and maintain world-class equestrian facilities, Ranch Colony represents agricultural luxury living where residents choose the rare freedom to build, create, and live according to their vision. The community thrives through active events and rural camaraderie, with tree-lined lanes perfect for walking and cycling, plus untouched preserves and hiking trails steps from your door.PACKAGE COMPOSITION:2705 SE Ranch Acres Circle (7 acres) - Private wetland estate with jewel box home and natural privacyAdditional three properties (5-20+ acres each) - Varying configurations of agricultural land, structures, and amenitiesTotal assemblage potential: 50+ acres within prestigious Ranch ColonyIndividual or package sales considered - Flexible acquisition optionsThe featured property showcases a charming jewel box home with gorgeous wetland views and wonderful energy, complemented by private wetlands included as part of the 7-acre parcel. This unique environmental feature provides permanent natural privacy and beautiful wetland views with wildlife habitat on your own land. The peaceful, quiet setting offers extensive space for custom estate development with plenty of room to build custom luxury compound and additional outdoor entertainment areas.This assemblage represents a rare opportunity for large-acreage estate development with luxury market proximity. Similar lots with custom buildouts currently listed for $8.3M, demonstrating significant upside potential. Agricultural zoning provides unprecedented flexibility. The lenient HOA guidelines allow residents the freedom that draws them to Ranch Colony - the ability to create their ideal lifestyle while maintaining gated security and refined community standards.Located 20 minutes from Jupiter beaches and 35 minutes from Palm Beach Island, minutes away from access to the Florida Turnpike and the I-95, these properties offer institutional-quality scale in an irreplaceable location.PRICED AT $2,000,000

Key facts

• Gated community
• Wildlife habitat
• Agricultural zoning

Tags

• GATED COMMUNITY
• AGRICULTURAL ZONING
• PRIVATE WETLANDS
• CUSTOM ESTATE DEVELOPMENT
• WILDLIFE HABITAT
• TREE LINED LANES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $-10k ($-119k/yr) — negative.
• To cash-flow at today's rent, offer at most $386k (80.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $418k (79.1% below list).
• Recommended offer: $386k (80.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#617 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D+, amenities F, commute F.
• Martin (suburban): math 52% / reading 53% proficiency, ranked #24 of 73 in FL (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 126 active listings in the ZIP; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $14k of loan paydown is wiped out by about $60k of value loss. Plan a longer hold.
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($1.82M) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $1.43M; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $385,823 (80.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 81% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
12. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
13. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.21% ✗
• Cap rate: 0.36%
• Cash-on-cash: -21.17%
• DSCR: 0.06
• GRM: 39.9

CMA / ARV

• ARV (median comp): $1,600,860
• List price: $2,000,000
• Delta: 24.93%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18715 SE Old Trail Dr W	0.63mi	3/3.0 (-1)	2,657 (+8%)	12mo	$1,565,000	$589	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -61.1%
• Equity multiple: -0.70×
• Total profit: $-953,711
• Equity at exit: $298,207

10-year hold

• IRR: —
• Equity multiple: -1.93×
• Total profit: $-1,642,138
• Equity at exit: $172,923

Cash invested: $560,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33478

• Active inventory: 126
• Price-to-rent: 39.9×

Monthly cashflow live

• Estimated rent: $4,176 medium
• Mortgage (P&I): −$10,488
• Tax from tax record: −$1,608 /mo · $19,291/yr
• Insurance: −$833
• HOA: −$250
• Vacancy / Maint / Mgmt: −$877
• Net cashflow: $-9,880

Break-even live

Break-even rent $16,682

Max offer price $385,823

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $500,000
• Closing costs: $60,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: security

Listing history 47 events

1. 2026-06-18
   days on market $2,000,000 Active 99 DOM
2. 2026-06-17
   days on market $2,000,000 Active 98 DOM
3. 2026-06-16
   days on market $2,000,000 Active 97 DOM
4. 2026-06-15
   days on market $2,000,000 Active 96 DOM
5. 2026-06-14
   days on market $2,000,000 Active 94 DOM
6. 2026-06-13
   days on market $2,000,000 Active 93 DOM
7. 2026-06-10
   days on market $2,000,000 Active 91 DOM
8. 2026-06-09
   days on market $2,000,000 Active 90 DOM
9. 2026-06-08
   days on market $2,000,000 Active 89 DOM
10. 2026-06-07
    days on market $2,000,000 Active 88 DOM
11. 2026-06-03
    days on market $2,000,000 Active 84 DOM
12. 2026-06-02
    days on market $2,000,000 Active 83 DOM
13. 2026-06-01
    days on market $2,000,000 Active 82 DOM
14. 2026-05-31
    days on market $2,000,000 Active 81 DOM
15. 2026-05-31
    days on market $2,000,000 Active 80 DOM
16. 2025-09-12
    listed $2,000,000 Active 3390-char remark

    Show marketing remark (3390 chars)

    GATED COMMUNITY ESTATE PACKAGE OPPORTUNITY - FEATURED PROPERTY5-20+ Acres | Agricultural Zoning | Exclusive Gated Community | Development OpportunityThis exceptional wetland estate represents a rare four-property assemblage (5-20+ acres each) within Ranch Colony's exclusive gated community. Package or individual sales considered.Discover rural paradise with unparalleled Gold Coast access, featuring 7 acres including gorgeous private wetlands offering the ultimate combination of country privacy, natural beauty, and luxury convenience. Located just 20 minutes from pristine Juno Beach and 35 minutes to Palm Beach Island's legendary luxury shopping, Ranch Colony features established 5-20+ acre estates with top-rated schools nearby. This exceptional wetland property represents an extraordinary assemblage opportunity featuring four Ranch Colony estates ranging from 5 to 20+ acres each. Ranch Colony is experiencing significant luxury estate construction, where buyers typically build custom residences ranging from 5,000-20,000 square feet, often replacing or extensively expanding existing structures to create their dream compounds. Rarely does the market present the chance to acquire multiple contiguous or nearby agricultural properties within South Florida's most exclusive gated equestrian community.Nestled within an exclusive enclave where neighbors cultivate private fruit orchards, tend zebu cattle herds, and maintain world-class equestrian facilities, Ranch Colony represents agricultural luxury living where residents choose the rare freedom to build, create, and live according to their vision. The community thrives through active events and rural camaraderie, with tree-lined lanes perfect for walking and cycling, plus untouched preserves and hiking trails steps from your door.PACKAGE COMPOSITION:2705 SE Ranch Acres Circle (7 acres) - Private wetland estate with jewel box home and natural privacyAdditional three properties (5-20+ acres each) - Varying configurations of agricultural land, structures, and amenitiesTotal assemblage potential: 50+ acres within prestigious Ranch ColonyIndividual or package sales considered - Flexible acquisition optionsThe featured property showcases a charming jewel box home with gorgeous wetland views and wonderful energy, complemented by private wetlands included as part of the 7-acre parcel. This unique environmental feature provides permanent natural privacy and beautiful wetland views with wildlife habitat on your own land. The peaceful, quiet setting offers extensive space for custom estate development with plenty of room to build custom luxury compound and additional outdoor entertainment areas.This assemblage represents a rare opportunity for large-acreage estate development with luxury market proximity. Similar lots with custom buildouts currently listed for $8.3M, demonstrating significant upside potential. Agricultural zoning provides unprecedented flexibility. The lenient HOA guidelines allow residents the freedom that draws them to Ranch Colony - the ability to create their ideal lifestyle while maintaining gated security and refined community standards.Located 20 minutes from Jupiter beaches and 35 minutes from Palm Beach Island, minutes away from access to the Florida Turnpike and the I-95, these properties offer institutional-quality scale in an irreplaceable location.PRICED AT $2,000,000

17. 2025-08-20
    historical
18. 2025-08-20
    status Active
19. 2025-08-20
    historical
20. 2025-04-22
    listed $2,000,000 Active
21. 2025-04-16
    historical
22. 2025-01-31
    historical
23. 2024-12-19
    price $1,572,000
24. 2024-09-06
    listed $1,772,000 Active
25. 2023-12-27
    soldstatus $1,425,000
26. 2023-12-20
    soldstatus $1,425,000 Closed
27. 2023-11-17
    historical Active Under Contract
28. 2023-11-13
    price $1,649,000
29. 2023-10-24
    listed $1,695,000 Active
30. 2023-02-09
    soldstatus $1,000,000 Closed
31. 2023-02-09
    soldstatus $1,000,000
32. 2023-01-14
    historical Active Under Contract
33. 2023-01-04
    price $1,100,000
34. 2022-12-07
    status Active
35. 2022-11-28
    historical Active Under Contract
36. 2022-10-26
    price $1,200,000
37. 2022-10-05
    listed $1,499,000 Active
38. 2021-05-13
    soldstatus $890,000 Closed
39. 2021-05-13
    soldstatus $890,000
40. 2021-04-13
    historical Active Under Contract
41. 2021-03-28
    price $899,000
42. 2021-03-12
    listed $975,000 Active
43. 2021-03-09
    historical $975,000
44. 2004-04-05
    historical
45. 2004-01-15
    listed $725,000
46. 1993-05-05
    soldstatus $34,900
47. 1988-10-26
    soldstatus $39,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $19,291 · $1,608/mo
• Projected year-2 tax: $19,291 · $1,608/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,106
• − Mortgage interest: −$112,031
• − Property taxes: −$19,291
• − Insurance: −$10,000
• − Repairs & maintenance: −$4,008
• − Management: −$4,008
• − HOA: −$3,000
• − Depreciation: −$58,182
• Taxable loss: −$160,415
• Est. tax savings @ 24.0%: +$38,500
• After-tax cash flow: $-80,066/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Martin
• NCES district ID: 1201290
• Math proficiency: 52% ▼ -14.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $52,482
• Composite: 45.1/100
• National rank: #2690
• State rank: #24 of 73 in FL

Livability — Jupiter Farms

• Score: 66/100
• State rank: #617
• US rank: #11894

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety D- User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,205

Population outlook (Martin County) Hauer SSP2

• Today (2025): 172,383 people
• By 2030: 180,192 · +4.5%
• By 2040: 194,114 · +12.6%
• By 2050: 204,992 · +18.9%
• By 2075: 229,641 · +33.2%
• By 2100: 232,146 · +34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 14% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Slovak 4% Romanian 4% Italian 3%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+31.1) · D 34.1% · R 65.2%
• 2008→2024 swing: -17.5pp toward R · 2008: -13.6pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+24.6 2016: R+26.9 2012: R+22.9 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -306.11%
• Current HPI: 427.5178
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+5028.2% since first listed

32 events — show timeline

• 2025-09-12 Listed $2,000,000 Beaches MLS
• 2025-08-20 Listing Removed — Beaches MLS
• 2025-08-20 Relisted — Beaches MLS
• 2025-08-20 Listing Removed — Beaches MLS
• 2025-04-22 Listed $2,000,000 Beaches MLS
• 2025-04-16 Coming Soon — Beaches MLS
• 2025-01-31 Listing Removed — MARMLS
• 2024-12-19 Price Changed $1,572,000 MARMLS
• 2024-09-06 Listed $1,772,000 MARMLS
• 2023-12-27 Sold (Public Records) $1,425,000 Public Records
• 2023-12-20 Sold (MLS) $1,425,000 Beaches MLS
• 2023-11-17 Contingent — Beaches MLS
• 2023-11-13 Price Changed $1,649,000 Beaches MLS
• 2023-10-24 Listed $1,695,000 Beaches MLS
• 2023-02-09 Sold (Public Records) $1,000,000 Public Records
• 2023-02-09 Sold (MLS) $1,000,000 Beaches MLS
• 2023-01-14 Contingent — Beaches MLS
• 2023-01-04 Price Changed $1,100,000 Beaches MLS
• 2022-12-07 Relisted — Beaches MLS
• 2022-11-28 Contingent — Beaches MLS
• 2022-10-26 Price Changed $1,200,000 Beaches MLS
• 2022-10-05 Listed $1,499,000 Beaches MLS
• 2021-05-13 Sold (Public Records) $890,000 Public Records
• 2021-05-13 Sold (MLS) $890,000 Beaches MLS
• 2021-04-13 Contingent — Beaches MLS
• 2021-03-28 Price Changed $899,000 Beaches MLS
• 2021-03-12 Listed $975,000 Beaches MLS
• 2021-03-09 Coming Soon $975,000 Beaches MLS
• 2004-04-05 Listing Removed — Beaches MLS
• 2004-01-15 Listed $725,000 Beaches MLS
• 1993-05-05 Sold (Public Records) $34,900 Public Records
• 1988-10-26 Sold (Public Records) $39,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $19,291 · -4.6% YoY. Source: county tax records.