Sapphire Shores-Sapphire
Homes for Sale in Weston, FL
All 367 homes for sale in Weston, FL · median $749,000 · 45 homes for sale in 33331 · Broward County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Beaches MLS
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $656,652, $398 per square foot, a median 133 days on market, sellers accepting 89% of original asking (-2% versus the prior year). Homes listed or recently sold were built 1996–1997; 4 of 4 report an HOA (median $375/mo); none of the 4 geocoded homes sit in a FEMA special flood hazard zone (median elevation 7 ft). At the median price and Broward County's FY2025-26 rate of 19.84 mills, annual property tax runs about $13,030 ($12,200 with the full homestead exemption).
Part of the Weston master-planned community in Weston, FL — see all Weston homes for sale (279 listings across 270 villages and sections in the MLS).
Last 30 days in Sapphire Shores-Sapphire: 1 closed sale (median $751,000). As of October 16, 2026, All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc.
Sapphire Shores-Sapphire in Weston trades at a median of $656,652 and just over $400 per square foot—premium pricing for Broward, reflecting Weston's master-planned infrastructure and the broader market's post-2012 appreciation. The median time on market of 133 days is well above the county average, signaling a buyer's market where patience and negotiation matter. Only five closings in our snapshot window means any one transaction can move the needle; treat these numbers as directional rather than predictive.
What sets price here is condition and location within the community, not the community name itself. Buyers are paying for Weston's address and proximity to A-rated schools and commercial corridors, but inventory is sitting longer than in neighboring enclaves. Sellers need to be priced right from day one; buyers have time to be selective and should use it.
Sapphire Shores-Sapphire right now
🟡 Off the recent peak. The trailing-12-month median ($657K) is down 2.0% from the prior 12 months ($670K) and up 163% since 2012. With about 5 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Beaches MLS closed sales, 12-month windows ending September 20. Confidence: Low (3 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 16, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Sapphire Shores-Sapphire market snapshot (as of September 20, 2026): the median sale price is about $657K ($398 per sq ft over the trailing 12 months of closed sales), and a median 133 days on market for closed sales. The trailing-12-month median is down 2% from the prior 12 months and up 163% since 2012, computed from record-level Beaches MLS closed sales (3 closings in the current window).
In ZIP 33331 (Weston), 218 homes closed in the last 12 months at a median of $812K ($365/sq ft), up 0.9% year over year, with a median 42 days on market. Right now 54 active and 17 pending listings put supply at about 4.9 months — a balanced market. See the live ZIP 33331 housing market and the Broward County market.
BeachesMLS sales records identify 75 homes in Sapphire Shores-Sapphire that have changed hands since 2007, built between 1996 and 1999 (median 1997), with a median living area of about 1,615 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. Source: BeachesMLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
A Weston neighborhood where homes command a premium but take longer to sell than the broader market, reflecting selective buyer behavior in a price tier that demands both quality and value.
The setting & the homes.
Aerial and on-site photos of Sapphire Shores-Sapphire. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Photos from Beaches MLS listings in Sapphire Shores-Sapphire; content deemed reliable but not guaranteed.
Who Sapphire Shores-Sapphire is best for.
Best for
- Buyers prioritizing proximity to top-rated public schools in Weston and willing to pay the premium that location commands
- Move-up buyers with budgets in the mid-six figures who value a master-planned environment and can afford to wait for the right property
- Investors or relocators who understand Broward's western suburbs and can navigate a slower market with patience and strong negotiation
Probably not for
- Buyers seeking a fast-moving market with quick closings and abundant inventory turnover
- First-time buyers stretching to the top of their budget without room to negotiate or absorb carrying costs during a longer search
- Buyers expecting community amenities like pools, clubhouses, or recreation centers to be part of the value proposition at this price point
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($657K) IS the median in the snapshot above, and the move from 2025 ($670K) IS the -2.0% one-year change.
Windows contain 3 to 12 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Deemed reliable but not guaranteed.
24% of homes for sale in ZIP 33331 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-20).
Sapphire Shores-Sapphire Market Scorecard
Sapphire Shores-Sapphire is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Beaches MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Sapphire Shores-Sapphire on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Beaches MLS. Map data © OpenStreetMap contributors.
The Sapphire Shores-Sapphire buying strategy.
If we were buying in Sapphire Shores-Sapphire today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Sapphire Shores-Sapphire.
Slow churn, high stakes
Sapphire Shores-Sapphire sits in Weston, a master-planned city in western Broward known for top-tier public schools, manicured landscapes, and a suburban-corporate corridor appeal. The median sale price of $656,652 places it in the upper quartile for single-family homes countywide, and the per-square-foot figure of $406 reflects the premium buyers pay for the Weston address.
But that premium comes with a caveat: homes here are sitting a median of 133 days, more than double the pace of hot-market pockets closer to the coast or in newer developments. Five closings in the snapshot window is a thin sample, which means any pricing misstep or condition issue can extend a listing indefinitely. The lack of identified community amenities in MLS data suggests this is a residential enclave without resort-style pools or clubhouses driving the value proposition—buyers are paying for location, school zones, and the quality of the home itself.
Since 2012, values have climbed 168 percent, a trajectory consistent with South Florida's post-recession recovery but not a guarantee of future velocity. The current inventory dynamics favor buyers who can afford the entry cost and have the patience to negotiate. Sellers need to be realistic about condition and comp-driven pricing; aspirational pricing in a slow market is a recipe for stale listings.
The location and the amenities are priced into every listing in Sapphire Shores-Sapphire. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Sapphire Shores-Sapphire buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (5.8). Basis: Long-Term Appreciation +163% since 2012; Recent Direction -2.0% year-over-year; Pricing Power 88.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community where inventory sits and pricing discipline is everything, you need a broker who will walk the comps with you, price the home for the market it's in—not the one you wish it were—and tell you when a property isn't worth the ask. We know Weston's micro-markets, we know what moves at this price point, and we know when to push and when to walk. If you're selling, we'll position you to close in a slower cycle. If you're buying, we'll use the time on market to your advantage.
Sapphire Shores-Sapphire in 15 seconds.
What it really costs to own in Sapphire Shores-Sapphire
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $10,271/yr across 4 listings here (MLS tax records, 2026-10-16). |
|---|---|
| HOA dues | Median $375/month across 72 MLS listings (most billed monthly; 2026-10-15). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Broward County is $1,561/yr (35,154 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1996 across 4 listings. An original roof here would be about 30 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Sapphire Shores-Sapphire
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Sapphire Shores-Sapphire
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Sapphire Shores-Sapphire will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $375/month (about $4,500/yr) · median of 72 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $375 per month ($4,500 a year) — the median AssociationFee across 72 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Sapphire Shores-Sapphire buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Sapphire Shores-Sapphire sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sapphire Shores-Sapphire, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sapphire Shores-Sapphire home worth?
Get a no-obligation home value based on real comparable sales in Sapphire Shores-Sapphire, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Weston →
Recently off market in Sapphire Shores-Sapphire
Homes in Sapphire Shores-Sapphire that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 16523 Sapphire Street · off market
| Location | Weston, Broward County, FL · ZIP 33331 |
|---|---|
| Amenities listed by sellers | Pool, Clubhouse, Fitness Center, Maintained Community, Other, Gated |
| Sale prices, last 12 months | $656,652 median across 3 closed sales · $398 per sq ft · -2.0% vs the prior 12 months |
| Days on market (closed sales) | 133 median |
| For sale right now | 0 active, 1 pending |
Data as of September 20, 2026. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Market figures describe homes, not residents. Cite as: Momentum Realty, “Sapphire Shores-Sapphire key facts,” movewithmomentum.com/neighborhoods/sapphire-shores-sapphire, data as of September 20, 2026.
Housing distress & ownership in Sapphire Shores-Sapphire, Weston
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Deemed reliable but not guaranteed.
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Sapphire Street (24 homes on record)
- Sapphire Terrace (11 homes on record)
- Sapphire Terrace (3 homes on record)
- Sapphire Street (2 homes on record)
Recent Developments in Sapphire Shores Sapphire
Development, infrastructure, retail, and school activity affecting Sapphire Shores Sapphire, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Builder Activity
Weston approves 132 'Sky Homes' at 357 Racquet Club Road
The Weston City Commission approved plans on September 28, 2026 from H&M for 132 three-bedroom units in 11 four-story buildings around a courtyard on 6.6 acres. The site holds a defunct commercial building and was previously proposed for a 245-unit assisted living facility that did not proceed.
What it may mean for the marketThe project would add owner or rental housing inventory in Weston on a redeveloped commercial site. The site is about 1 mile west of Sapphire Shores Sapphire.
Source: Florida YIMBY - September 2026Development
HTG advances 84-unit affordable apartment tower 'The Mosaic' at 1708 N. Dixie Highway, Hollywood
Housing Trust Group filed plans under the Live Local Act for a 10-story building with 84 affordable units. HTG has the 21,261-square-foot site under contract for $2.6 million. No construction schedule has been published.
What it may mean for the marketThe project would add income-restricted rental inventory along the Dixie Highway corridor near Hollywood's downtown. The project is about 14 miles east of Sapphire Shores Sapphire, elsewhere in Broward County.
Source: Florida YIMBY - September 2026Development
El-Ad National Properties renames $1 billion Davie project The Plaza Davie District
The first building at 4820 Park Way has topped out with 288 units, with Phase One targeted for early 2027. The three-phase project would total about 1,292 rental residences and 36,000 square feet of restaurant and retail space. Cost is reported at $1 billion.
What it may mean for the marketThe project adds rental inventory and walkable retail and dining in central Davie. The project is about 7 miles east of Sapphire Shores Sapphire, elsewhere in Broward County.
Source: Florida YIMBY - September 2026Infrastructure
JetBlue adds 14 nonstop routes from Fort Lauderdale-Hollywood International Airport
Eight routes launched in July 2026, including Chicago, Houston and Nashville, and six more are scheduled from October through November, including Barranquilla, Cali, Columbus, Indianapolis and San Diego. JetBlue ran nearly 130 daily departures at FLL in summer 2026 and expects more than 150 by year end.
What it may mean for the marketMore nonstop service expands travel options and airport-related activity for residents of Broward County. The project is about 13 miles east of Sapphire Shores Sapphire, elsewhere in Broward County.
Source: Nomad Lawyer - September 2026Infrastructure
Miramar commission approves agreements for Pembroke Road widening to U.S. 27
The Miramar City Commission approved easement, maintenance and construction agreements, including one with FDOT for the U.S. 27 intersection, for widening Pembroke Road from two to four lanes. The project is funded through the Broward County surtax. Design was about 90 percent complete and construction is expected to start in early 2027.
What it may mean for the marketA four-lane connection to U.S. 27 would add an east-west commuting route for western Miramar and Pembroke Pines. The site is about 7 miles southwest of Sapphire Shores Sapphire.
Source: Citizen Portal (Miramar City Commission meeting) - August 2026Development
Broward County seeks land use change for 154-acre mixed-use district around Amerant Bank Arena in Sunrise
Broward County submitted an application to the city of Sunrise to change the land use designation of a 154-acre site, much of it the arena parking lot. The concept includes about 1,400 multifamily units (15 percent affordable), 300,000 square feet of commercial space, 1.6 million square feet of office or educational space, 600 hotel rooms and about 10 acres of public space. Sunrise commissioners must act first, and an adoption hearing would likely follow within six months.
What it may mean for the marketIf approved, the plan would add housing supply, office and hotel space and retail access in west-central Broward over a multi-year buildout. The site is about 5 miles north of Sapphire Shores Sapphire.
Source: The Hockey News
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
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Should you buy in Sapphire Shores-Sapphire?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: October 14, 2026) |
| Community market stats | Beaches MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2007 (103 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Beaches MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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More on Sapphire Shores-Sapphire
- Home values · What homes in Sapphire Shores-Sapphire actually sell for
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