AVIARY AT RUTLAND RANCH PH IIA & IIB
Homes for Sale in PARRISH, FL
True comps, carrying-cost math, and listings before the portals.
AVIARY AT RUTLAND RANCH PH IIA & IIB right now
🟡 Still climbing. The trailing-12-month median ($421K) is up 1.9% from the prior 12 months ($413K). With about 27 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending August 2. Confidence: High (22 and 31 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 2, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
AVIARY AT RUTLAND RANCH PH IIA & IIB market snapshot (as of August 2, 2026): the median sale price is about $421K ($187 per sq ft over the trailing 12 months of closed sales), and a median 106 days on market for closed sales. The trailing-12-month median is up 2% from the prior 12 months, computed from record-level Stellar MLS closed sales (22 closings in the current window).
AVIARY AT RUTLAND RANCH PH IIA & IIB is a community of 334 homes in PARRISH, Manatee County, built between 1936 and 2024 (median 2022.0), with a median living area of about 2,168 square feet. 65% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of AVIARY AT RUTLAND RANCH PH IIA & IIB. Swipe to explore the community.
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AVIARY AT RUTLAND RANCH PH IIA & IIB
AVIARY AT RUTLAND RANCH PH IIA & IIB
AVIARY AT RUTLAND RANCH PH IIA & IIB
AVIARY AT RUTLAND RANCH PH IIA & IIB
AVIARY AT RUTLAND RANCH PH IIA & IIB
AVIARY AT RUTLAND RANCH PH IIA & IIBPrice History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($421K) IS the median in the snapshot above, and the move from 2025 ($413K) IS the +1.9% one-year change.
Windows contain 1 to 54 sales each (22 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2023 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Manatee County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Manatee County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Aviary at Rutland Ranch Market Scorecard
Aviary at Rutland Ranch is currently a thin data market. Limited supply, a median asking price of n/a.
Go deeper: true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in AVIARY AT RUTLAND RANCH PH IIA & IIB, PARRISH
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
Schools
- Manatee County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Manatee County Public Schools (verify by address) · Public
- Confirm zoned elementary, middle, and high · By address
- Magnet and choice options may apply · Choice
Zoned schools reflect the assignments reported on recent AVIARY AT RUTLAND RANCH PH IIA & IIB listings and can change; always confirm with Manatee County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any AVIARY AT RUTLAND RANCH PH IIA & IIB address.
The AVIARY AT RUTLAND RANCH PH IIA & IIB buying strategy.
If we were buying in AVIARY AT RUTLAND RANCH PH IIA & IIB today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in AVIARY AT RUTLAND RANCH PH IIA & IIB.
A closer look at the AVIARY AT RUTLAND RANCH PH IIA & IIB market
At a median of $187 per square foot, AVIARY AT RUTLAND RANCH PH IIA & IIB prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The trailing-12-month median up 2% year over year. Homes that do trade take a median 106 days on market, useful leverage on any listing that has lingered.
The housing stock is 334 homes built between 1936 and 2024, and 65% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in AVIARY AT RUTLAND RANCH PH IIA & IIB. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in AVIARY AT RUTLAND RANCH PH IIA & IIB buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (6.6). Basis: Recent Direction +1.9% year-over-year; Owner Commitment 65% owner-occupied; Pricing Power 95.3% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- Mandatory HOA - confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a AVIARY AT RUTLAND RANCH PH IIA & IIB buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed AVIARY AT RUTLAND RANCH PH IIA & IIB sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in AVIARY AT RUTLAND RANCH PH IIA & IIB, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your AVIARY AT RUTLAND RANCH PH IIA & IIB home worth?
Get a no-obligation home value based on real comparable sales in AVIARY AT RUTLAND RANCH PH IIA & IIB, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in AVIARY AT RUTLAND RANCH PH IIA & IIB on the map →
Frequently Asked Questions
What is the median home price in AVIARY AT RUTLAND RANCH PH IIA & IIB?
How long do homes in AVIARY AT RUTLAND RANCH PH IIA & IIB take to sell?
How many homes are in AVIARY AT RUTLAND RANCH PH IIA & IIB?
What share of AVIARY AT RUTLAND RANCH PH IIA & IIB is owner-occupied?
When were the homes in AVIARY AT RUTLAND RANCH PH IIA & IIB built?
Do cash buyers compete in AVIARY AT RUTLAND RANCH PH IIA & IIB?
What schools serve AVIARY AT RUTLAND RANCH PH IIA & IIB?
Who is the best real estate agent for AVIARY AT RUTLAND RANCH PH IIA & IIB?
How do I find a top PARRISH real estate agent who knows AVIARY AT RUTLAND RANCH PH IIA & IIB?
Can Momentum Realty connect me with an agent for AVIARY AT RUTLAND RANCH PH IIA & IIB?
Nearby Communities
Explore more neighborhoods near AVIARY AT RUTLAND RANCH PH IIA & IIB with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: June 30, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (6 streets, ZIP 34219)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2023 (108 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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More Parrish & Bradenton & Manatee County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Bradenton & Manatee County or the full Neighborhood Finder.
See how AVIARY AT RUTLAND RANCH PH IIA & IIB fits the bigger picture — live prices, inventory, and Momentum Scores: