Single Family Residence in Sailfish Point, Stuart · No CDD on record
Sailfish Point · Stuart, FL 34996 · Martin County
Listing data checked against the MLS October 31, 2026 at 6:56 PM ET · rechecked hourly
Listed by Sailfish Point Realty, LLC (MLS) · Page maintained by Momentum Realty (EAB RE Investments LLC) · Brittany Brooks, broker of record
5Bedrooms
6.5Bathrooms
10,500Sq Ft
2003Year Built
$2619Per Sq Ft
WaterfrontPrivate pool3-car garageNo CDD on record5 bedrooms
How to read this page: MLS listing facts carry their source; everything else is labelled as a public record, a calculation, an estimate, or something to verify. Where local data is too thin to support a number, the page says so instead of guessing.
6% below
$/sq ft vs community
$2619 here vs $2800 median sold (12 mo)
Buyer leverage
Seller-leaning
1 days on market
5.5 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
$98k–$202k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
Above 12 of 12
Price vs recent sales
Asking $27.50M tops 12 of the last 12 closed sales
2966 SE Dune Drive in Sailfish Point, Stuart is listed at $27,500,000 (10,500 sq ft, about $2,619 per sq ft). It came to market within the past week. Listing facts: built in 2003, a private pool, waterfront, HOA dues of $2,988/mo. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 2003 · 23 yrs
10,500 sq ft of living area
3-car garage
Listed at $27,500,000 — recent neighborhood median sale price ~$32,500,000 (nearby sales; deemed reliable, not an appraisal)
New to market
HOA $2,988/mo (per listing)
Listing description
About this home
Discover luxury living at Via del Mar, an oceanfront estate in Sailfish Point. With 140' of direct ocean frontage, this home blends coastal charm with modern elegance. Spanning 14,000 sf, including 10,500 sf of refined interiors, the home features a circular driveway that leads to a grand entrance with double-height ceilings and a crystal chandelier.
Inside, enjoy a vapor fireplace, a 120-foot LED installation, and floor-to-ceiling windows with ocean views. Other features include a cocktail lounge with a bar, a gourmet kitchen with veined marble and dual islands, and a dining area with a fireplace. The primary suite offers a spa-like bathroom, a Himalayan salt room, and ocean views.
There are five bedrooms, including a guest suite with ocean vistas, featuring porcelain floors and custom wallpaper. Other amenities include a theater, billiard room, elevator, gym, and wall safe. Outside, a Versace-tiled pool, lush landscaping, a cabana bath, and fire bowls create the ultimate retreat.
Built with impact glass, a new roof, upgraded AC, and generator-ready systems, this Michael Gray Interiors-designed home defines South Florida living. Sailfish Point offers the ultimate Florida resort lifestyle w/ its oceanfront country club, fine & casual dining, Har-Tru tennis courts, Jack Nicklaus ''Signature'' golf course, state-of-the-art fitness center & spa, helipad, 1.5 miles of gorgeous beach. Sailfish Point is also located within minutes of a private airport suitable for landing large private aircraft - Witham Field - Stuart Florida w/ US Customs on-site.
All 78 photos
Description provided by Sailfish Point Realty, LLC and reproduced from the MLS; not independently verified.
Our automated estimate of the likely sale-price range for this home — modeled from recent closed sales nearby adjusted to today's market, a local size-and-age model, and the county tax roll. It is an estimate, not an appraisal, not market value, and not an offer. A licensed agent's CMA sees the condition, the lot, and the live market that a model can't.
$24,742,400the mess$27,346,800
Directional estimate — built from 4 comparable closed sales in Sailfish Point (same property type, closed within the last 18 months, each adjusted to today's market).
Track record: across 2,814 recent closed sales we scored, the closed price landed inside the Messtimate range 57% of the time; median miss 9.5% (closed sales statewide, FL + GA feeds that permit an automated estimate). Re-scored weekly; last 2026-10-29.
Actual list price: $27,500,000 ($2,619/sq ft) — the seller's asking price is not an input to this range; compare the two.
A 11% spread on the same house — here is what a model can't see:
Condition & updates — a renovated kitchen or new roof vs. dated finishes can swing value six figures.
The lot — this listing is waterfront; water frontage is priced far off nearby averages.
The pool — a private pool carries cost and value the model only sees through the comps.
Carrying costs & concessions — this home carries HOA dues of $2,988/mo; insurance, CDD/HOA and seller-paid buydowns change what a buyer actually pays.
And what the live market is doing right now:
17 active listings competing, 5 under contract
≈5.5 months of supply
12 closed here in the last 12 months
Want a property-specific value from a licensed agent? A Momentum Realty agent will do a real, free comparative market analysis — walking the home, the lot, the condition, and the live market.
Methodology: 20th–80th percentile band combining time-adjusted $/sq ft of comparable closed sales (4); MLS closed-sale records. Automated valuation model output for general information only — not an appraisal, not market value, not an offer, and not reviewed by a licensed appraiser. Updated October 31, 2026.
How it stacks up
Comparable recent sales
4 closed sales in Sailfish Point in the last 18 months — same property type, living area within 30% of this home. Sold prices are MLS closed-sale records, deemed reliable but not guaranteed.
Sold Sep 2026
$32,500,000
3016 SE Dune Drive, Stuart
5 / 7.5 bd/ba · 11,606 sq ft · $2800/sq ft
Courtesy of Sailfish Point Realty, LLC · View details →
Sold Sep 2026
$32,500,000
3016 SE Dune Drive, Stuart
5 / 7.5 bd/ba · 11,606 sq ft · $2800/sq ft
Courtesy of Sailfish Point Realty, LLC · View details →
Sold Sep 2026
$32,500,000
3016 SE Dune Drive, Stuart
5 / 7.5 bd/ba · 11,606 sq ft · $2800/sq ft
Courtesy of Sailfish Point Realty · View details →
Sold Sep 2026
$32,500,000
3016 SE Dune Drive, Stuart
5 / 7.5 bd/ba · 11,606 sq ft · $2800/sq ft
Courtesy of Sailfish Point Realty · View details →
Median of these 4 sales: $32,500,000 ($2800/sq ft). Stronger local evidence. Shown for general reference only — not an appraisal or a statement of this home’s value.
Property facts & sources
Every fact, sourced
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
List price$27,500,000
Bed / bath5 / 6.5
Living area10,500 sq ft
Year built2003
Property typeSingle Family Residence
Garage3-car
PoolYes
MLS #B26094645
Listing statuslisted Oct 30, 2026
Public records & third-party data
FEMA flood zoneNot verified — check msc.fema.gov
CountyMartin
Area listings11 active · 1 under contract
Estimated first-year tax~$424,625/yr
CDD assessmentNone on record
HOA$2,988/mo
Calculated estimates
Price per sq ft$2619
Estimated monthly payment$199,949
Insurance (illustrative)$98k–$202k/yr
Comparable-sales median$32,500,000
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
Financing
Estimated monthly payment
$199,949/mo
Principal & interest $149,930/mo75%
Taxes $35,385/mo18%
Insurance $11,646/mo6%
HOA $2,988/mo1%
$199,949/mo at 20% down, 30-yr @ 7.24% · edit any field to update.
Estimate: asking price less the $50,000 homestead exemption × Martin County rate (15.47 mills, county-average millage, 2025; verify with the property appraiser). Not a bill.
⚠️
Property taxes in Florida are reassessed after a sale, so a buyer’s first full-year bill can be higher than the seller’s. Budget from this estimate, not the current bill, before you make an offer.
Current owner’s estimated bill $104,825/yr ($8,735/mo) — taxable value $6,777,103 × 15.47 mills
$319,800 more each year
(+305%)
Most of this comes from Florida’s Save Our Homes assessment cap resetting when the home sells — the current owner’s protected assessment does not transfer to a new buyer.
🛡️
Current ownerProtected by Save Our Homes
🔄
Home sellsResets the January after
🧾
Buyer paysBased on purchase price
$647,887
Save Our Homes benefit
The current owner’s protected taxable value sits this much below market — which is why today’s bill is lower than a new buyer’s.
$7,424,990
Market value
$6,827,825
Assessed
$6,777,103
Taxable
Certified 2025 tax roll values for this parcel (Florida DOR). The roll gives values, not the bill; the current owner’s bill above is estimated from the taxable value.
Sources: Florida DOR certified tax roll (2025), BeachesMLS; millage: Florida TaxWatch 2025 How Florida Counties Compare (county-average millage); school portion estimated at ~42% of total, capped at 6.50 mills. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill; the county property appraiser and tax collector set the actual amount.
What it really costs to own 2966 Se Dune Drive
The parts of the monthly number a mortgage calculator leaves out, from this listing's MLS record, the county tax roll, Citizens and FEMA. Property facts only.
Property tax
The current owner's bill is about $104,825/yr (certified county roll, taxable value × millage). Buy at the asking price of $27,500,000 and the first-year bill resets to about $424,625/yr (the parcel is matched to the certified roll; asking price less the $50,000 homestead exemption × 15.47 mills (county-average millage, estimate)); Save Our Homes caps later increases at 3%/yr.
HOA dues
$2,988/month per the listing record. Dues cover what the association documents say they cover; ask for the budget and reserve study before you close.
Home and flood insurance
The average Citizens Property Insurance premium in Martin County is $2,580/yr (1,552 policies, Citizens detail by county, April 2026); private-market quotes differ by roof age, wind mitigation and distance to the coast. The page's modeled range for this home is $98,000–$202,500/yr; neither is a quote.
Roof and age
Built in 2003. An original roof would be about 23 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 ask for the roof permit date.
Estimated carrying cost at the asking price, before the mortgage: about $38,588/month (tax $35,385, HOA $2,988, insurance $215). An estimate from the sources above, not a quote; the monthly-cost calculator on this page adds the loan.
Estimated ownership costs
Estimated costs & disclosures
Estimated ownership costs for general information. Confirm each with the county, your lender, and an insurer. See data & estimate notes.
CDD assessment
None on record
No CDD assessment appears in our records for this community. CDD assessments show on the county tax bill — confirm with the tax collector.
Insurance (illustrative range)
$98k–$202k/yr
An illustrative modeled range, not based on carrier underwriting and not a quote. Florida premiums vary significantly by roof age, wind-mitigation features, claims history, and carrier — a real quote can land well outside this range. Flood zone not verified for this address — check msc.fema.gov and confirm coverage. Get a quote from a licensed insurer before relying on any figure.
HOA
$2,988/mo
Per the MLS listing. Confirm exact dues and what they include with the association.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Not verified
Not yet verified for this address. Look up the parcel at msc.fema.gov before relying on any flood assumption.
Ground elevation
Not on record
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
Martin County is on the Florida coast; wind coverage is a major part of the premium. Premiums and coverage vary by home (roof age, wind mitigation, claims history); obtain a quote from a licensed insurer.
County hazard risk ratings (FEMA National Risk Index, county level)
Hazard risk
Natural hazard risk
FEMA National Risk Index for Martin County, FL: overall Relatively Moderate. Ratings compare this county with every county in the United States for expected annual loss from each hazard.
HurricaneVery High
Coastal floodingRelatively Moderate
Inland floodingRelatively Moderate
Heat waveRelatively Low
WildfireRelatively Moderate
TornadoRelatively Moderate
LightningRelatively High
Strong windRelatively High
DroughtRelatively Low
HailRelatively Low
Cold waveRelatively Low
Source: FEMA National Risk Index (county level, hazard risk ratings only). Ratings describe the county, not this parcel; the flood zone shown above is parcel-specific. Verify insurance requirements with your lender and agent.
Internet & broadband — how to check availability for this address
Connectivity
Internet & broadband
Fiber
Check availability
Address-level fiber service is not confirmed for this home. Check the FCC National Broadband Map (broadbandmap.fcc.gov) or the provider for this address.
Cable
Check availability
Cable broadband is common in Florida and Georgia towns but not confirmed for this address; verify with the provider.
Fixed wireless / satellite
Check availability
5G home internet and satellite service depend on the exact location; check coverage for this address.
Momentum Research · Sailfish Point
Pricing & the Sailfish Point market
How this home is priced against recent nearby sales, and where Sailfish Point has been over 25 years. Momentum Research analysis of Beaches MLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
This home’s $/sq ft vs. nearby sales
List $/sq ft against recent nearby closed sales; the community median is marked.
Property timeline
This home’s history
2003BuiltPer public record
About Oct 2026Listed (per MLS)Approximate list date from the MLS cumulative days-on-market count (listed about Oct 30, 2026)
Oct 30, 2026First seen on movewithmomentum.comObserved at $27,500,000
NowActiveCurrently for sale
Build year is from public record. The MLS list date is approximate (today minus the cumulative days on market the MLS reports, which can span relistings). Other milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Transparency
Price & listing history
Listed for $27,500,000Sailfish Point Realty, LLC · listed Oct 30, 2026
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
Momentum Scores
Momentum Property Score
63/100
Strongest on: Affordability (76), Price vs area (66)
0 limited50100 exceptional
63/100 is solid, mid-pack across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Price vs area66
This home $2619/sq ft vs the community 12-month median $2800/sq ft.
Affordability76
List price $27,500,000 vs the community median $32,500,000. Not a measure of personal affordability.
Market liquidity47
Community inventory, ~5.5 months of supply (12-month record).
Coverage: 3 of 8 indicators had valid data for this home; indicators without data are left out, not scored as zero. Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent comparable sales. They do not measure property condition, quality, or investment suitability, and they are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
🟡 Asking $2619 per square foot, about 6% below the community’s $2800 median. Sailfish Point’s 12-month median sold price per square foot is $2800. MLS facts: BeachesMLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
69% of homes in Sailfish Point are owner-occupied. An estimated 31% are non-owner-occupied, including 19% held in a company or trust and 17% out-of-state owners.Why it matters: a high owner-occupied share typically means fewer rentals nearby and steadier resale demand.Source: Florida Department of Revenue 2025 assessment roll (public records), 208 homes matched. Community-level context.
What’s unique here: one of only 11 active listings in Sailfish Point, no CDD assessment.
Checked against the MLS October 31, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by Sailfish Point Realty, LLC · MLS # B26094645
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Keep looking
Similar homes for sale near Sailfish Point
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Sep 2026 · Development
Martin County approves limited-industrial zoning on Southeast Powerline Avenue in Hobe Sound
Commissioners voted 3-2 to rezone a property along Southeast Powerline Avenue to limited-industrial, a less intensive class than the general industrial designation first proposed. The county said the existing zoning was outdated and that no data center is planned. Any proposal over 100,000 square feet would need board approval.
Why it matters: Limited-industrial zoning could add light industrial space and local jobs in Hobe Sound while capping the scale of future uses. The project is about 8 miles south of Sailfish Point, elsewhere in Martin County.
Federal government awards $79 million for St. Lucie River Bridge replacement in Stuart; Brightline station grant denied
The century-old St. Lucie River Bridge replacement received $79 million in federal funding. The federal Intercity Passenger Rail Program did not fund a proposed Brightline station in downtown Stuart. Martin County said it welcomed the bridge funding.
Why it matters: Bridge replacement funding supports a key rail and river crossing, while the denied grant leaves the timing of a Stuart passenger rail stop uncertain. The site is about 6 miles west of Sailfish Point.
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Schools currently assigned to this address in Martin County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
GRADEA
Felix A. WilliamsAssigned elementary school · Martin County School District · Grade A (Florida DOE 2025-26)
GRADEA
StuartAssigned middle school · Martin County School District · Grade A (Florida DOE 2025-26)
GRADEA
Jensen BeachAssigned high school · Martin County School District · Grade A (Florida DOE 2025-26)
Assigned schools per the MLS listing — assignments can change; confirm current zoning with the district. Browse school-zone pages →
Nearby & guides
City, county & community guides
Where this home sits, with links to the matching guides. General reference only.
Items worth confirming for 2966 SE Dune Drive, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 2003 (23 years): ask for the roof and HVAC replacement dates — insurers commonly ask for roof age on homes this old, and it changes the premium.
HOA dues are listed at $2,988/mo: request the current budget, reserves, and rules before relying on that figure or on any restriction.
Look up the parcel on FEMA's Flood Map Service Center and confirm with your insurer whether flood insurance is required.
Get a homeowners insurance quote for this specific address in Martin County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
Private pool: confirm the barrier or alarm meets the state residential pool safety code and ask for pump, heater, and resurfacing records.
Waterfront: confirm seawall or dock condition and permits, and ask who owns and maintains the shoreline.
Listed living area is 10,500 sq ft: verify it against the property appraiser's record and measure before relying on it.
Order a survey to confirm lot boundaries and easements.
Review permit history with the county.
Property taxes: the estimate on this page (about $424,625/yr) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $319,800 more per year than the current owner’s estimated bill (+305%). Exemptions and portability change the actual bill — confirm with the county property appraiser.
School zoning shown here comes from district data and changes; confirm the assigned schools directly with the district before relying on them.
Provenance
Data sources & freshness
Listing record
BeachesMLS, checked against the MLS hourly (last: October 31, 2026)
Comparable sales
BeachesMLS closed sales in Sailfish Point, last 18 months, as of July 15, 2026
Flood zone & elevation
Not verified for this address — look it up at msc.fema.gov
Taxes & monthly cost
Certified county tax roll (parcel-matched) × county millage; an estimate, not a bill
Insurance figure
Modeled estimate; obtain a real quote before offering
Schools
2025-26 district assignments; verify with the district
Momentum Research lines are our own analysis of BeachesMLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Answered before you ask
Frequently asked questions
How big is 2966 SE Dune Drive and when was it built?
Per the listing record, 2966 SE Dune Drive was built in 2003 and has 10,500 sq ft of living area, 5 bedrooms and 6.5 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 2966 SE Dune Drive in?
2966 SE Dune Drive is in Sailfish Point in Stuart, Martin County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
Does 2966 SE Dune Drive have an HOA, and how much are the dues?
The listing reports HOA dues of $2,988 per month. Dues, what they cover, and the community's rules should be confirmed from the association's current documents before relying on them.
Why might property taxes on 2966 SE Dune Drive differ from the current owner's?
The estimate on this page (about $424,625 per year) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $319,800 more per year than the current owner’s estimated bill (+305%). Florida reassesses a home after it sells; for a homesteaded seller the Save Our Homes cap on their assessment does not transfer, and a buyer's own exemptions and portability are applied separately, so the two bills usually differ. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 2966 SE Dune Drive in a flood zone?
A flood designation has not been verified for this address. Look up the parcel on FEMA's Flood Map Service Center (msc.fema.gov) and confirm with your insurer.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
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Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email jon@movewithmomentum.com and we will review and correct or remove it promptly.
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply county millage to the list price (less the homestead exemption where the parcel is matched to the certified roll) and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
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1 / 1 photosListing courtesy of Sailfish Point Realty, LLC
Sold price and details are from public records and the MLS, deemed reliable but not guaranteed. Shown for comparison only — not an appraisal or a statement of this home's value.
