Tuscany Bay vs Valencia Reserve
Two Palm Beach communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-09-18.
| Metric | Tuscany Bay | Valencia Reserve |
|---|---|---|
| Median sale price | $376K | $796K |
| Price per sq ft | $248 | $351 |
| Avg days on market | 64 days | 49 days |
| Months of supply | 3.6 mo | 3.1 mo |
| Market | Balanced Market | Balanced Market |
| 1-year price change | False | False |
| Recent closings | 27 | 31 |
The verdict
Valencia Reserve carries the higher median price — about 112% above Tuscany Bay. Homes in Valencia Reserve sell faster (49 days on market vs 64). Valencia Reserve is the tighter market on inventory (3.1 months of supply).
What is for sale today
| Tuscany Bay | Valencia Reserve | |
|---|---|---|
| Homes for sale now | 8 | 8 |
| Under contract | 1 | 1 |
| Asking prices today | $345K to $590K | $669K to $1.17M |
| Property types listed | Single Family Residence, Villa | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Tuscany Bay homes for sale · Valencia Reserve homes for sale.
The homes themselves
| Tuscany Bay | Valencia Reserve | |
|---|---|---|
| Homes (parcels) | 266 | 169 |
| Built | 2002–2004 (median 2003.0) | 2010–2014 (median 2011) |
| Typical living area | 1,742 sq ft | 2,381 sq ft |
| Homesteaded (owner-occupied) share | 79% | 83% |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Tuscany Bay median | Valencia Reserve median |
|---|---|---|
| 2012 | $225K (15 sales) | $398K (40 sales) |
| 2013 | $212K (25 sales) | $384K (20 sales) |
| 2014 | $276K (18 sales) | $461K (27 sales) |
| 2015 | $285K (16 sales) | $510K (35 sales) |
| 2016 | $295K (15 sales) | $600K (39 sales) |
| 2017 | $274K (19 sales) | $575K (35 sales) |
| 2018 | $264K (12 sales) | $509K (32 sales) |
| 2019 | $305K (21 sales) | $550K (31 sales) |
| 2020 | $332K (14 sales) | $522K (21 sales) |
| 2021 | $320K (38 sales) | $590K (39 sales) |
| 2022 | $428K (19 sales) | $729K (23 sales) |
| 2023 | $425K (15 sales) | $815K (19 sales) |
| 2024 | $462K (14 sales) | $700K (15 sales) |
| 2025 | $405K (13 sales) | $680K (28 sales) |
| 2026 | $355K (27 sales) | $775K (29 sales) |
Since 2012, Tuscany Bay's median sale price is +58% and Valencia Reserve's is +95% — Valencia Reserve has appreciated faster over that stretch.
How each one trades
| Tuscany Bay | Valencia Reserve | |
|---|---|---|
| Sale-to-original-list | 94.3% | 95.1% |
| New-construction share of sales | 0% | 0% |
| Typical sold home | 1,396 sq ft | 2,396 sq ft |
| Momentum market-heat score | 28 (cold) | 52 (normal) |
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
| Tuscany Bay | Valencia Reserve | |
|---|---|---|
| Elementary | Hagen Road | Sunset Palms |
| Middle | Carver Community | West Boynton |
| High school | Atlantic | Park Vista |
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, Tuscany Bay is the lower entry point (median $376K vs $796K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Valencia Reserve; Tuscany Bay trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Valencia Reserve (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 Valencia Reserve more expensive than Tuscany Bay?
Yes, on recent sales: the median sale price in Valencia Reserve is $796,000 versus $376,000 in Tuscany Bay, about 112% higher.
Which has newer homes, Tuscany Bay or Valencia Reserve?
Valencia Reserve: its homes were built 2010–2014 with a median year of 2011, versus a median of 2003.0 in Tuscany Bay (Florida DOR assessment roll).
Which has bigger homes?
Valencia Reserve. The typical home there is 2,381 sq ft of living area, versus 1,742 sq ft in Tuscany Bay.
Which has appreciated more, Tuscany Bay or Valencia Reserve?
From 2012 to 2026 the median sale price rose 58% in Tuscany Bay and 95% in Valencia Reserve (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Valencia Reserve — sellers there received 95.1% of the original list price over the last 12 months versus 94.3% in Tuscany Bay.
What high schools serve Tuscany Bay and Valencia Reserve?
Listings in Tuscany Bay most often report Atlantic; listings in Valencia Reserve report Park Vista. Zoning is set by the district and can change - verify by address.
Go deeper on each: Tuscany Bay homes, photos & schools · Valencia Reserve homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.