168 days on market (MLS)Single Family Residence▼ Price cut: $50,000 (8/29)
$949,990
3-Bedroom Home in CRESSWIND PALM BEACH
5474 Hutchinson Way, The Acreage, FL 33470
Single Family Residence in CRESSWIND PALM BEACH, The Acreage · No CDD on record · Built 2026
CRESSWIND PALM BEACH · The Acreage, FL 33470 · Palm Beach County
Listing data updated October 14, 2026 at 2:59 PM ET · checked against the MLS hourly
Listed by The Agency Florida LLC (MLS) · Page maintained by Momentum Realty (EAB RE Investments LLC) · Brittany Brooks, broker of record
3Bedrooms
3.5Bathrooms
2,846Sq Ft
2026Year Built
$334Per Sq Ft
Waterfront3-car garageNew constructionNo CDD on recordFEMA Zone X
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% above
$/sq ft vs community
$334 here vs $315 median sold (12 mo)
Buyer leverage
Strong buyer advantage
168 days on market
28.0 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
Zone X
Flood risk
Minimal hazard per FEMA; ~19 ft elevation
$2k–$4k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
As of October 14, 2026, 5474 Hutchinson Way in Cresswind Palm Beach, The Acreage is listed at $949,990 (2,846 sq ft, about $334 per sq ft). It has been 168 days on market. Listing facts: new construction, waterfront, HOA dues of $366/mo. The parcel maps to FEMA flood zone X, outside the special flood hazard area. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
New construction — built 2026
2,846 sq ft of living area
3-car garage
Listed at $949,990 — recent neighborhood median sale price ~$815,000 (nearby sales; deemed reliable, not an appraisal)
168 days on market
HOA $366/mo (per listing)
Listing description
About this home
Brand-new waterfront home in the 55+ community of Cresswind at Westlake. Open-concept design with stunning lake and sunrise views, perfect for entertaining and everyday living. Upgraded kitchen features GE Café appliances, quartz countertops, and a large walk-in pantry.
Triple-split bedroom floor plan plus a versatile flex room ideal for office, den, or hobby space. Porcelain tile flooring thought living areas. Primary suite overlooks the water and offers an oversized closet.
Large laundry room. Great room enhanced with oversized sliders for seamless indoor-outdoor living. Covered patio with peaceful water views.
Energy-efficient with natural gas for cooking, water heater, and dryer. HOA includes gated security, lawn care, and access to resort-style amenities: clubhouse, pool, fitness center, pickle-ball, tennis, dog park, and more. Convenient to shopping, dining, and all Westlake and Palm Beaches attractions.
All 49 photos
Description provided by The Agency Florida LLC and reproduced from the MLS; not independently verified.
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$949,990
Bed / bath3 / 3.5
Living area2,846 sq ft
Year built2026
Property typeSingle Family Residence
Garage3-car
MLS #B26019659
Listing status168 days on market (MLS)
Public records & third-party data
FEMA flood zoneZone X
Ground elevation~19 ft
CountyPalm Beach
Estimated first-year tax~$9,975/yr
CDD assessmentNone on record
HOA$366/mo
Calculated estimates
Price per sq ft$334
Estimated monthly payment$6,709
Insurance (illustrative)$2k–$4k/yr
Messtimate range$831,032 – $1,107,094
Comparable-sales median$815,000
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
$6,709/mo
Principal & interest $5,262/mo78%
Taxes $831/mo12%
Insurance $249/mo4%
HOA $366/mo5%
$6,709/mo at 20% down, 30-yr @ 7.4% · edit any field to update.
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 $4,175/yr per the MLS listing record (TaxAnnualAmount, 2026-10-14). Florida reassesses at sale, so a buyer's first bill is usually higher than the seller's; the county millage here is not verified, so no reset figure is printed.
HOA dues
$366/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 Palm Beach County is $1,753/yr (18,387 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 $2,000–$4,500/yr; neither is a quote. Flood: this address maps to FEMA zone X, outside the high-risk zone; flood insurance is optional but most lenders and insurers recommend it. Statewide, a zone X flood policy runs about $500–$700/yr (FEMA Risk Rating 2.0 averages, not a quote).
Roof and age
Built in 2026. A newer roof and current wind-mitigation features usually mean the lower end of insurance quotes; ask for the wind-mitigation form.
Estimated carrying cost at the asking price, before the mortgage: about $860/month (tax $348, HOA $366, insurance $146). 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.
Property tax (first-year est.)
~$9,975/yr
Estimate: a typical Palm Beach effective rate applied to the list price before any exemptions. Florida bills change with reassessment, homestead and other exemptions, and local taxing districts — this is not your expected bill. Confirm with the county property appraiser.
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)
$2k–$4k/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 insurance not federally mandated (Zone X). Get a quote from a licensed insurer before relying on any figure.
HOA
$366/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
Zone X
From the FEMA National Flood Hazard Layer. In this zone lender-required flood insurance is generally not mandated; confirm for the parcel.
Ground elevation
~19 ft
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
Palm Beach 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.
Hazard risk
Natural hazard risk
FEMA National Risk Index for Palm Beach County, FL: overall Relatively High. Ratings compare this county with every county in the United States for expected annual loss from each hazard.
HurricaneVery High
Coastal floodingRelatively High
Inland floodingRelatively High
Heat waveRelatively High
WildfireRelatively Moderate
TornadoRelatively High
LightningVery High
Strong windRelatively High
DroughtRelatively High
HailRelatively Low
Cold waveRelatively High
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.
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 · Cresswind Palm Beach at Westlake
Pricing & the Cresswind Palm Beach at Westlake market
How this home is priced against recent nearby sales, and where Cresswind Palm Beach at Westlake has been over 25 years. Momentum Research analysis of beaches 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
2026BuiltPer public record
About Apr 2026Listed (per MLS)MLS reports 168 cumulative days on market as of October 14, 2026
Aug 4, 2026First seen on movewithmomentum.comObserved at $999,990
Aug 29, 2026Price cut$949,990 (-$50,000, -5.0%)
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 $949,990Momentum Realty · on market 168 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
How it stacks up
Comparable recent sales
6 closed sales in CRESSWIND PALM BEACH 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 Jul 2026
$815,000
5325 Hutchinson Way, Westlake
3 / 3.5 bd/ba · 2,586 sq ft · $315/sq ft
Courtesy of Maltbie Realty Group · View details →
Sold Jul 2026
$815,000
5325 Hutchinson Way, Westlake
3 / 3.5 bd/ba · 2,586 sq ft · $315/sq ft
Courtesy of Maltbie Realty Group · View details →
Sold Sep 2026
$900,000
15808 Amelia Terrace, Westlake
3 / 3 bd/ba · 2,311 sq ft · $389/sq ft
Courtesy of Signature Int'l Premier Properties · View details →
Sold Sep 2026
$900,000
15808 Amelia Terrace, Westlake
3 / 3 bd/ba · 2,311 sq ft · $389/sq ft
Courtesy of Signature Int'l Premier Properties · View details →
Sold Sep 2026
$642,200
5583 Captiva Lane, Westlake
4 / 3 bd/ba · 2,200 sq ft · $292/sq ft
Courtesy of Exit Realty Premier Elite · View details →
Sold Sep 2026
$642,200
5583 Captiva Lane, Westlake
4 / 3 bd/ba · 2,200 sq ft · $292/sq ft
Courtesy of Exit Realty Premier Elite · View details →
Median of these 6 sales: $815,000 ($315/sq ft). Stronger local evidence. Shown for general reference only — not an appraisal or a statement of this home’s value.
The Messtimate™ · automated estimate
The Messtimate
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.
$864,900the mess$1,125,200
Directional estimate — built from 10 comparable closed sales in CRESSWIND PALM BEACH (same property type, closed within the last 18 months, each adjusted to today's market).
Track record: across 2,975 recent closed sales we scored, the closed price landed inside the Messtimate range 57% of the time; median miss 9.6% (closed sales statewide, FL + GA feeds that permit an automated estimate). Re-scored weekly; last 2026-10-14.
Actual list price: $949,990 ($334/sq ft) — the seller's asking price is not an input to this range; compare the two.
A 30% spread on the same house — here is what a model can't see:
Condition & finishes — as new construction, builder upgrades and finish level aren't in the model.
The lot — this listing is waterfront; water frontage is priced far off nearby averages.
Carrying costs & concessions — this home carries HOA dues of $366/mo; insurance, CDD/HOA and seller-paid buydowns change what a buyer actually pays.
And what the live market is doing right now:
28 active listings competing, 6 under contract
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 (10); 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 14, 2026.
Momentum Scores
Momentum Property Score
58/100
Strongest on: Flood safety (95), Insurance cost (80)
0 limited50100 exceptional
58/100 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 area35
This home $334/sq ft vs the community 12-month median $315/sq ft.
Affordability22
List price $949,990 vs the community median $815,000. Not a measure of personal affordability.
Flood safety95
FEMA Zone X, ~19 ft elevation. Verify the parcel with FEMA.
Insurance cost80
From FEMA Zone X and a 2026 build. Obtain a property-specific quote.
Coverage: 4 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.
Momentum Research
The Momentum read
🟢 Buyer-leaning conditions around this listing. 28.0 months of supply in the surrounding market and 168 days on market for this home, against a 94-day area median.Days on market:this home 168Area median: 94 daysWhy it matters: above-median time on market, together with the level of supply, is a clear sign of how much leverage sits with buyers.Momentum Research interpretation of the MLS facts in the snapshot above. Source: BeachesMLS. As of July 21, 2026.
🟡 Asking $334 per square foot, about 6% above the community’s $315 median. Cresswind Palm Beach at Westlake’s 12-month median sold price per square foot is $315. MLS facts: BeachesMLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
Updated October 14, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
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Listed by The Agency Florida LLC · MLS # B26019659
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Keep looking
Similar homes for sale near CRESSWIND PALM BEACH
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
Palm Beach County approves $26M deal for 400-room second convention center hotel
Palm Beach County commissioners voted 6-1 to approve a $26 million deal with Related Ross for a 400-room hotel on land adjacent to the county convention center in downtown West Palm Beach. The county would buy the property and lease it back to the developer, and officials estimate about 650 permanent jobs, including roughly 255 hotel jobs. Construction could finish within three years.
Why it matters: Adds hotel capacity and several hundred permanent jobs next to the downtown convention district, supporting nearby dining and retail demand. The project is about 14 miles east of Cresswind Palm Beach, elsewhere in Palm Beach County.
Palm Beach County approves one-year moratorium on large data centers in unincorporated areas
County commissioners unanimously approved the pause on September 24 after a first reading on August 27. It covers new applications for facilities expected to draw 50 megawatts or more at peak demand, with related parcels counted together. The pause lasts one year or until permanent rules are adopted.
Why it matters: Pauses large power-intensive facilities in unincorporated areas while permanent rules are written, which affects industrial land use and grid demand planning. The site is about 15 miles east of Cresswind Palm Beach.
$280M Palm Beach County parks bond on November ballot would fund fieldhouse, new parks and upgrades
The $280 million bond on the November 3 ballot would be repaid at 5 cents per $1,000 of taxable value over 20 years. Projects include a multisport fieldhouse at Okeeheelee Park, a 125-acre off-highway-vehicle complex near 20-Mile Bend, a 136-acre Sansbury Way Park and a 90-acre Lantana District I Park. The project list may change.
Why it matters: If approved, the bond would add and upgrade county recreation amenities, including indoor sports space near Okeeheelee Park. The site is about 11 miles southeast of Cresswind Palm Beach.
Palm Beach County puts $175M library bond on November 3 ballot to replace Main Library
Voters will decide on November 3 whether to authorize a $175 million library bond. It would fund a roughly $150 million, 150,000-square-foot replacement for the 1972 Main Library on Summit Boulevard, renovations at 18 branches and completion of a 19th branch in Hypoluxo. The bond needs a simple majority.
Why it matters: If approved, the bond would upgrade public library facilities across the county's library taxing district and add a branch in Hypoluxo. The project is about 13 miles southeast of Cresswind Palm Beach, elsewhere in Palm Beach County.
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 Palm Beach 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
Golden GroveAssigned elementary school · Palm Beach County School District · Grade A (Florida DOE 2025-26)
GRADEA
Osceola CreekAssigned middle school · Palm Beach County School District · Grade A (Florida DOE 2025-26)
GRADEB
Seminole RidgeAssigned high school · Palm Beach County School District · Grade B (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 5474 Hutchinson Way, chosen from what the record shows. This is general guidance, not advice about this specific property.
New construction: get the builder's warranty terms and the certificate of occupancy in writing, and ask which finishes shown are upgrades.
HOA dues are listed at $366/mo: request the current budget, reserves, and rules before relying on that figure or on any restriction.
FEMA flood zone X: flood insurance is not usually required, but get a quote anyway — FEMA reports roughly one in four flood claims come from outside high-risk zones.
Get a homeowners insurance quote for this specific address in Palm Beach County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
Waterfront: confirm seawall or dock condition and permits, and ask who owns and maintains the shoreline.
Listed living area is 2,846 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 $9,975/yr) assumes reassessment at the list price; the seller's current bill is not a guide 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 14, 2026)
Comparable sales
BeachesMLS closed sales in CRESSWIND PALM BEACH, last 18 months, as of July 21, 2026
Flood zone & elevation
FEMA flood maps + USGS elevation (Zone X shown above)
Taxes & monthly cost
Typical county effective rate applied to the list price; 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 5474 Hutchinson Way and when was it built?
Per the listing record, 5474 Hutchinson Way was built in 2026 and has 2,846 sq ft of living area, 3 bedrooms and 3.5 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 5474 Hutchinson Way in?
5474 Hutchinson Way is in Cresswind Palm Beach in The Acreage, Palm Beach County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
Does 5474 Hutchinson Way have an HOA, and how much are the dues?
The listing reports HOA dues of $366 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 5474 Hutchinson Way differ from the current owner's?
The estimate on this page (about $9,975 per year) assumes reassessment at the list price less the homestead exemption. 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 5474 Hutchinson Way in a flood zone?
The FEMA flood map places this parcel in Zone X, outside the special flood hazard area, so flood insurance is not usually required by a lender. It is still available and worth quoting; confirm the parcel's status with FEMA and 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.
Ready when you are
See 5474 Hutchinson Way in person
Private tours available 7 days a week, in person or by live video walkthrough. Request a tour or send a question and a licensed Momentum Realty agent will follow up.
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.
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 and we will review and correct or remove it promptly.
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.
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.
