Boardwalk
Homes for Sale in Gainesville, FL
All 829 homes for sale in Gainesville, FL · median $295,000 · 55 townhomes for sale in Gainesville · 102 homes for sale in 32605 · Alachua County homes for sale
True comps, carrying-cost math, and listings before the portals.
Boardwalk is a community in Gainesville, Alachua County, FL. Across Gainesville as a whole, 2,065 homes closed in the last 12 months at a median of $312,500, 48 median days on market, with 748 homes for sale today. At that median and Alachua County's FY2025-26 rate of 16.56 mills, annual property tax runs about $5,170 ($4,530 with the full homestead exemption).
Boardwalk is a small, deed-restricted pocket in Gainesville, and with activity this thin, price here is driven by the individual home more than by any community-wide trend. One listing on the market and a single closing in the recent window means condition, updates, and lot specifics will set the number far more than comparable-sales momentum. Treat the median as a loose reference point, not a rule.
The posture is clearly buyer-leaning, with roughly 12 months of supply against very limited demand. For a buyer, that means time to inspect, negotiate, and walk away without pressure. For a seller, it means pricing to the home's actual condition and preparing for a longer marketing period rather than a quick bidding situation.
Figures in this note are as of October 26, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Boardwalk right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of August 2, 2026. Confidence: Low (1 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 13, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside Boardwalk right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Boardwalk is a deed-restricted community in Gainesville with very few homes trading at any given time, so each sale tells you more about that specific property than about a broader pattern.
Stellar MLS sales records identify 28 homes in Boardwalk that have changed hands since 1990, built between 1984 and 2004 (median 1988), with a median living area of about 1,779 sq ft and a typical 2-bedroom, 2-bath layout; 75% are townhomes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Boardwalk is best for.
Best for
- Buying with patience and no hard deadline to close
- Buyers who want the consistency of a deed-restricted community
- Buying with leverage to inspect, negotiate, and walk away if needed
Probably not for
- Needing to sell quickly or count on a fast resale
- Buyers who want a wide selection to compare at once
- Relying on deep comparable-sales data to anchor value
The market around Boardwalk
Boardwalk is a small community — 39 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32605, 172 homes are on the market and 23% are under contract — a steady corner of Gainesville.
Across Alachua County, 1,305 homes are active and 417 pending (24% under contract).
The housing mix here is 35% townhouse, 27% villa, 25% condominium.
In ZIP 32605 (Gainesville), 516 homes closed in the last 12 months at a median of $306K ($203/sq ft), down 5.6% year over year, with a median 42 days on market. Right now 101 active and 27 pending listings put supply at about 2.3 months - a balanced market. See the live ZIP 32605 housing market and the Alachua County market.
ZIP and county figures describe the wider market, not Boardwalk specifically. Momentum Research analysis of MLS records.
Life at Boardwalk
- Deed Restrictions · reported on 2 of 2 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Recent Developments in Boardwalk
Development, infrastructure, retail, and school activity affecting Boardwalk, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Infrastructure
EPA plans mile-long underground wall at Koppers Superfund site in Gainesville
The EPA presented a plan to the Gainesville City Commission for a mile-long, 65-foot-deep underground wall at the 90-acre Koppers site at 200 NW 23rd Ave. Construction could start this fall and run to mid-2027, and an information session is set for Oct. 21. The site will be cleaned to commercial and industrial standards only.
What it may mean for the marketThe cleanup sets long-term land use limits on a large north Gainesville parcel and brings construction activity there through 2027. The site is about 2 miles northeast of Boardwalk.
Source: Mainstreet Daily News - September 2026Infrastructure
Alachua County budgets $106 million for roads and expands pothole repair
County Manager Michele Lieberman said the 2026-27 budget includes $106 million for roads across a 700-mile network. The county now runs four pothole crews six days a week, added milling and resurfacing to its Watson Construction contract, and is adding a $500,000 amendment for more repairs.
What it may mean for the marketAdded road funding and resurfacing should improve driving conditions on county roads and affect commute reliability. The site is about 2 miles east of Boardwalk.
Source: Mainstreet Daily News - September 2026Development
GRU Authority approves demolition of Power District buildings ahead of possible land sale
The GRU Authority voted 3-0 to hire SGLC for $458,000 to demolish most buildings and remove asbestos on the roughly nine-acre Power District northeast of Depot Park. Demolition starts at the end of September and is to finish by Thanksgiving. GRU plans to sell the land, which it expects to bring at least $7.5 million.
What it may mean for the marketClearing about nine acres near Depot Park opens a possible future redevelopment site close to downtown. The site is about 3 miles east of Boardwalk.
Source: Mainstreet Daily News - April 2026Development
Gainesville board approves 248-unit apartment project in northwest Gainesville
The Gainesville Development Review Board approved a 248-unit multifamily project in northwest Gainesville, planned as four four-story buildings with a clubhouse and amenities, with construction expected to run about 22 months.
What it may mean for the marketA new apartment community of this size adds rental housing to northwest Gainesville, a factor that can influence demand and pricing for nearby communities. The site is about 2 miles northwest of Boardwalk.
Source: WCJB - December 2025Retail & Dining
Amrit Palace Indian restaurant to open on Southwest 34th Street in Gainesville
Amrit Palace, an Indian restaurant expanding from Ocala, is planned to open at 3105 Southwest 34th Street in Gainesville, adding a dining option along the 34th Street corridor near Archer Road.
What it may mean for the marketA new restaurant on the 34th Street corridor adds to the dining and retail mix that shapes daily convenience for nearby Gainesville communities. The site is about 2 miles south of Boardwalk.
Source: 352today - May 2025Development
Archer Place luxury condo and retail project breaks ground at Archer Road and 34th Street in Gainesville
Archer Place, a mixed-use development at the corner of Archer Road and Southwest 34th Street near Butler Plaza in Gainesville, broke ground with plans for 92 residential units including penthouses and workforce apartments, ground-floor retail, and a roughly 6,000 square foot restaurant, with completion targeted for late 2026.
What it may mean for the marketA new mixed-use condo and retail project on the Archer Road corridor adds housing and commercial space near Butler Plaza, the kind of activity that can shape demand for nearby Gainesville communities. The site is about 2 miles south of Boardwalk.
Source: Mainstreet Daily News
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Boardwalk buying strategy.
If we were buying in Boardwalk 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Boardwalk.
A thin market where the home sets the price
With one active listing and one closing in the recent window, Boardwalk doesn't generate enough transaction volume to establish a reliable price trend. That cuts both ways: there's little competition to bid against, but also few comparable sales to anchor an appraisal or a negotiation. Expect the deal to come down to the condition and features of the individual house.
The community carries deed restrictions, which tend to keep upkeep and exterior standards consistent. Verify the current rules and any HOA obligations directly, since the amenities noted here are drawn from MLS listings and can change. Anyone buying or selling should plan around a slower pace and build in time accordingly.
The location and the amenities are priced into every listing in Boardwalk. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, the usual comp-driven playbook doesn't apply, so our value is in reading the individual home and the deed restrictions correctly. We'll help you weigh condition against the limited sales history, set realistic expectations on timing, and confirm the HOA details before you commit either way.
Boardwalk in 15 seconds.
Tools for a Boardwalk 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 Boardwalk sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Boardwalk, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Boardwalk home worth?
Get a no-obligation home value based on real comparable sales in Boardwalk, 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 all homes for sale in Gainesville →
Housing distress & ownership in Boardwalk, Gainesville
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 October 2026 through October 2026. Deemed reliable but not guaranteed.
More Gainesville home searches
- All homes for sale in Gainesville, FL
- Homes for sale in Alachua County, FL
- Gated communities in Gainesville
- Gainesville home values: what is my house worth?
- ZIP 32605 housing scorecard
Gainesville guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Alachua County)
- Homestead exemption (Alachua County)
- Home insurance cost
- HOA database
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- NW 9Th Lane (11 homes on record)
- NW 9Th Lane (7 homes on record)
Email me new listings in Boardwalk
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Boardwalk
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Boardwalk will answer, and the answer is published on this page for the next buyer.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Alachua 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 · Alachua 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.
Frequently Asked Questions
Is Boardwalk a buyer's or seller's market right now?
Do cash buyers compete in Boardwalk?
Who is the best real estate agent for Boardwalk?
How do I find a top Gainesville real estate agent who knows Boardwalk?
Can Momentum Realty connect me with an agent for Boardwalk?
Where is Boardwalk, and what county is it in?
Should you buy in Boardwalk?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 17, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 1990 (47 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.
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See how Boardwalk fits the bigger picture — live prices, inventory, and Momentum Scores: