Lost Tree Village Market Data: Every Sale, Every Price Tier, and Where Value Sits

Five Years, Sale by Sale

Six to seventeen sales a year is not enough to read an annual median as a trend, and this report does not read them that way. What the record supports is a level, a spread, and the years that broke from both.

Mix explains much of the movement. The share of sales on the water swings from 44 percent to 100 percent by year. The condominium share swings almost as far. Houses alone closed at $1,065 per foot in 2023 and $1,754 in 2025.

The Year That Carried the Record

Volume in 2025 reached $278.6M, more than the three preceding years combined. Two sales account for most of the difference. A waterfront house on 11465 Old Harbour Road closed at $97.5M in December 2025, at $5,458 per square foot. A second on 12032 E End closed at $55M in May 2025, although the deed recorded for it reads $50.23M. Remove those two sales and 2025 returns to the shape of the years around it.

That is the character of the market rather than an anomaly in it. In a community this size one address can move a year, which is the reason to read the whole record.

What the Water Carries

A single waterfront premium for this community would be a fiction, because houses and condominiums answer to water in completely different ways. Split by product, the two numbers barely belong on the same page.

Among houses, 29 of 50 sales were on the water. They closed at $1,333 per square foot against $1,276 for the rest, a premium of about 5 percent. Among condominiums, 8 of 13 were on the water, at $1,712 against $1,221, a premium of about 40 percent.

Read that again, because it is the least intuitive finding in the report. Water adds almost nothing to a house here per square foot. It adds 40 percent to a condominium. The reason is that a house buyer is paying for the lot either way, and inside this gate the non-water lots are good lots. A condominium buyer owns no land at all, so the view is a much larger share of what is being bought.

In dollars rather than per foot, waterfront houses closed at a median $5.7M against $4.3M. That gap is wider than the per foot gap because waterfront houses here are also larger, which is a size effect rather than a water effect.

The structures themselves are modest by current standards. The median residence in this export was built in 1975. The median closing measured 3,434 square feet on 0.46 of an acre. Buyers at these prices are not paying for the building, a pattern that holds across the county in our land and structure analysis.

Houses and Condominiums Are Not One Market

Of the 63 closings, 50 were houses and 13 were condominiums. Blending them produces a number that describes neither. Houses closed at a median $5.5M and $1,309 per square foot. Condominiums closed at a median $3.5M and $1,548 per square foot.

Read those two lines together. The condominiums cost roughly a third of a house here and they cost more per foot. Anyone quoting one price per square foot for Lost Tree Village is quoting a mixture.

The same separation holds elsewhere on the coast. See our study of the Jupiter Island condominium market for the clearest example.

One Address, Three Prices

A waterfront house on 11432 Turtle Beach Road closed at $22M in March 2022, against an asking price of $26.9M. It returned in March 2024 asking $36.95M and did not sell. Relisted at $35.95M, it closed at $31.9M in February 2025.

Both readings are true. The house gained 45 percent in under three years, and it took 14 percent less than the price that failed a year earlier. Appreciation and asking price are different questions. In a market this size, the second one is answered by a very small number of buyers.

Nearly Half Never Reach the MLS

Every figure above is drawn from the MLS. Running the same window against the county deed record shows what the MLS never saw. The Property Appraiser records 110 qualified sales at a million dollars and up inside the gate between August 2021 and July 2026. The MLS records 61.

The difference is 49 transactions and $342M. Put another way, 45 percent of the sales here and 39 percent of the dollars closed with no listing anyone could have answered. That is a higher private share than the Town of Palm Beach, which runs about a fifth of its dollars off the boards.

These are not family transfers. The county search used here returns qualified sales only, which is the appraiser's own term for arm's length. Transfers between relatives, corrective deeds and quit claims between related parties are excluded before the count is made. What is left is a buyer and a seller who did not know each other, agreeing a price without the property ever being offered.

The same comparison catches something else worth knowing. At 12032 E End the MLS records a close of $55M while the warranty deed reads $50.23M, a gap of $4.77M. Neither number is a typing error. They measure different things, and anyone quoting one should know which one they hold.

For a buyer this is the whole game. Watching the listed inventory in Lost Tree Village means watching a little over half the market. The rest is arranged between people who already know the street, and reaching them means asking owners who never intended to list.

What Is Offered Today

In late August 2026 the community shows 9 residences offered for sale and 3 under contract. The median asking price is $6M and the highest is $13.5M. Set that against the listed record alone and it looks like a year of standing inventory. Against the deed record it is closer to six months. Buyers here wait for a street rather than shop a list.

Association dues for a house run a median of $600 a month. Condominium fees run several times that because they carry the building. Club membership is billed separately. Its terms change, and current initiation and dues are not published in MLS data, so confirm those directly with the club.