Crosswind Ranch vs North River Ranch
Two Manatee communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-09-29.
| Metric | Crosswind Ranch | North River Ranch |
|---|---|---|
| Median sale price | $472K | $562K |
| Price per sq ft | $190 | $229 |
| Avg days on market | 133 days | 80 days |
| Months of supply | 5.6 mo | 4.5 mo |
| Market | Buyer-Leaning Market | Buyer-Leaning Market |
| 1-year price change | False | False |
| Recent closings | 80 | 124 |
The verdict
North River Ranch carries the higher median price — about 19% above Crosswind Ranch. Homes in North River Ranch sell faster (80 days on market vs 133). North River Ranch is the tighter market on inventory (4.5 months of supply).
Where each one is
| Crosswind Ranch | North River Ranch | |
|---|---|---|
| County | Manatee County, FL | Manatee County, FL |
| City / area | Parrish | Parrish |
| ZIP | 34219 | 34219 |
| FEMA flood zones (sampled parcels) | 89% of 53 homes outside a flood zone (Zone X) | all 45 sampled homes outside a flood zone |
Distances are straight-line; driving distance is usually 15 to 30 percent more. Flood-zone shares come from FEMA flood maps matched to sampled parcels; always check the exact address before you close.
What is for sale today
| Crosswind Ranch | North River Ranch | |
|---|---|---|
| Homes for sale now | 37 | 46 |
| Under contract | 16 | 10 |
| Asking prices today | $270K to $1.04M | $340K to $935K |
| Listed in the last 7 days | 35 | 35 |
| Property types listed | Single Family Residence, Townhouse | Half Duplex, Single Family Residence, Townhouse |
Live MLS counts, refreshed with every listing pull. Browse them: Crosswind Ranch homes for sale · North River Ranch homes for sale.
The homes themselves
| Crosswind Ranch | North River Ranch | |
|---|---|---|
| Homes (parcels) | 97 | 419 |
| Built | 2023–2024 (median 2023) | 2020–2024 (median 2022) |
| Typical living area | 3,137 sq ft | 2,391 sq ft |
| Homesteaded (owner-occupied) share | 12% | 73% |
| Vacant lots | 354 | 0 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Crosswind Ranch median | North River Ranch median |
|---|---|---|
| 2024 | $608K (21 sales) | $512K (31 sales) |
| 2025 | $685K (28 sales) | $541K (34 sales) |
| 2026 | $451K (61 sales) | $516K (52 sales) |
Since 2024, Crosswind Ranch's median sale price is -26% and North River Ranch's is +1% — North River Ranch has appreciated faster over that stretch.
How each one trades
| Crosswind Ranch | North River Ranch | |
|---|---|---|
| Sale-to-original-list | 98.4% | 97.2% |
| New-construction share of sales | 100% | 94% |
| Typical sold home | 2,323 sq ft | 2,422 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
| Crosswind Ranch | North River Ranch | |
|---|---|---|
| Elementary | Annie Lucy Williams Elementary | Barbara A. Harvey 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, Crosswind Ranch is the lower entry point (median $472K vs $562K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Crosswind Ranch; North River Ranch trades that for a more established street and, typically, larger lots. Sellers get a faster sale in North River Ranch (80 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 North River Ranch more expensive than Crosswind Ranch?
Yes, on recent sales: the median sale price in North River Ranch is $562,000 versus $472,000 in Crosswind Ranch, about 19% higher.
Which has newer homes, Crosswind Ranch or North River Ranch?
Crosswind Ranch: its homes were built 2023–2024 with a median year of 2023, versus a median of 2022 in North River Ranch (Florida DOR assessment roll).
Which has bigger homes?
Crosswind Ranch. The typical home there is 3,137 sq ft of living area, versus 2,391 sq ft in North River Ranch.
Which has appreciated more, Crosswind Ranch or North River Ranch?
From 2024 to 2026 the median sale price rose -26% in Crosswind Ranch and 1% in North River Ranch (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Crosswind Ranch — sellers there received 98.4% of the original list price over the last 12 months versus 97.2% in North River Ranch.
What high schools serve Crosswind Ranch and North River Ranch?
Listings in Crosswind Ranch most often report Parrish Community High; listings in North River Ranch report Parrish Community High. Zoning is set by the district and can change - verify by address.
Go deeper on each: Crosswind Ranch homes, photos & schools · North River Ranch homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.