Aviary at Rutland Ranch vs Broadleaf
Two Manatee communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-09-18.
| Metric | Aviary at Rutland Ranch | Broadleaf |
|---|---|---|
| Median sale price | $406K | $329K |
| Price per sq ft | $205 | $226 |
| Avg days on market | 49 days | 116 days |
| Months of supply | 4.1 mo | 1.5 mo |
| Market | Buyer-Leaning Market | Seller's Market |
| 1-year price change | False | False |
| Recent closings | 44 | 63 |
The verdict
Aviary at Rutland Ranch carries the higher median price — about 23% above Broadleaf. Homes in Aviary at Rutland Ranch sell faster (49 days on market vs 116). Broadleaf is the tighter market on inventory (1.5 months of supply).
What is for sale today
| Aviary at Rutland Ranch | Broadleaf | |
|---|---|---|
| Homes for sale now | 15 | 8 |
| Under contract | 5 | 9 |
| Asking prices today | $360K to $513K | $308K to $391K |
| Listed in the last 7 days | 10 | 8 |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Aviary at Rutland Ranch homes for sale · Broadleaf homes for sale.
The homes themselves
| Aviary at Rutland Ranch | Broadleaf | |
|---|---|---|
| Homes (parcels) | 334 | 53 |
| Built | 1936–2024 (median 2022.0) | 2024–2024 (median 2024) |
| Typical living area | 2,168 sq ft | 1,980 sq ft |
| Homesteaded (owner-occupied) share | 65% | 12% |
| Vacant lots | 52 | 201 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Aviary at Rutland Ranch median | Broadleaf median |
|---|---|---|
| 2024 | $448K (54 sales) | $378K (9 sales) |
| 2025 | $413K (31 sales) | $348K (46 sales) |
| 2026 | $421K (22 sales) | $338K (56 sales) |
Since 2024, Aviary at Rutland Ranch's median sale price is -6% and Broadleaf's is -11% — Aviary at Rutland Ranch has appreciated faster over that stretch.
How each one trades
| Aviary at Rutland Ranch | Broadleaf | |
|---|---|---|
| Sale-to-original-list | 95.3% | 99.8% |
| New-construction share of sales | 73% | 98% |
| Typical sold home | 2,261 sq ft | 1,575 sq ft |
Last 12 months of recorded closings; sale-to-original-list is the share of the first asking price sellers actually got.
Schools the listings are zoned for
| Aviary at Rutland Ranch | Broadleaf | |
|---|---|---|
| Elementary | William H. Bashaw Elementary | Annie Lucy Williams Elementary |
| Middle | Buffalo Creek Middle | Buffalo Creek Middle |
| High school | Parrish Community High | Parrish Community High |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Which one fits
On budget alone, Broadleaf is the lower entry point (median $329K vs $406K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Broadleaf; Aviary at Rutland Ranch trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Aviary at Rutland Ranch (49 days on market on average); buyers get more negotiating room where homes sit longer.
Neither number set decides it: drive both on a weekday evening, check the HOA documents and the flood zone for the exact street, and price the insurance before you write an offer. A Momentum agent who works both communities can pull the comparable sales for any two specific homes.
Questions people ask
Is Aviary at Rutland Ranch more expensive than Broadleaf?
Yes, on recent sales: the median sale price in Aviary at Rutland Ranch is $406,000 versus $329,000 in Broadleaf, about 23% higher.
Which has newer homes, Aviary at Rutland Ranch or Broadleaf?
Broadleaf: its homes were built 2024–2024 with a median year of 2024, versus a median of 2022.0 in Aviary at Rutland Ranch (Florida DOR assessment roll).
Which has bigger homes?
Aviary at Rutland Ranch. The typical home there is 2,168 sq ft of living area, versus 1,980 sq ft in Broadleaf.
Which has appreciated more, Aviary at Rutland Ranch or Broadleaf?
From 2024 to 2026 the median sale price rose -6% in Aviary at Rutland Ranch and -11% in Broadleaf (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Broadleaf — sellers there received 99.8% of the original list price over the last 12 months versus 95.3% in Aviary at Rutland Ranch.
What high schools serve Aviary at Rutland Ranch and Broadleaf?
Listings in Aviary at Rutland Ranch most often report Parrish Community High; listings in Broadleaf report Parrish Community High. Zoning is set by the district and can change - verify by address.
Go deeper on each: Aviary at Rutland Ranch homes, photos & schools · Broadleaf homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.