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Brandywine in Gainesville

Brandywine
Homes for Sale in Gainesville, FL

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All 815 homes for sale in Gainesville, FL · median $299,900 · 247 homes for sale in 32608 · Alachua County homes for sale

Community in Gainesville · Alachua County · ZIP 32608
Median sale $70K
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Built fromLive Stellar MLS data4 years of closingsUpdated twice daily

As of October 2026, Brandywine in Gainesville, FL has 7 homes for sale. Over the 12 months ending 2026-08-02, 10 recorded sales closed at a median of $70,000, $80 per square foot, a median 31 days on market, sellers accepting 93% of original asking (-8% versus the prior year). At the median price and Alachua County's FY2025-26 rate of 16.56 mills, annual property tax runs about $1,160.

Live · Brandywine Housing Pulse Stellar MLS + public records Analysis by Momentum Realty · $3.5B+ sold · 10,000+ customers served · Top 1% in Florida (RealTrends)
Price
$70K ▼
Median sold · 12 mo
down 8.5% vs the prior 12 months
-8.5% ▼
1-yr price change
n = 10 and 20 sales in the two windows
$80/sf
Sold $/sqft · 12 mo
peak $93 in 2023
93.4%
Sale vs ask
Tempo
4.9mo
Supply
3 to 6 months is the balanced band
31days
Median DOM · closed
5 days at the 2022 low
0%
Under contract
Alachua: 24% (417 of 1,722)
7 · 0
For sale · pending
live counts, refreshed twice daily
10
Sold · last 12 mo
10-yr average: about 15 a year
Ownership and context
88%
Cash buyers · Brandywine
14 of 16 sales, 12 mo ending June 2026
Track record · 4 years of records
8
Failed listings · 2026
peaked at 23 in 2024
876sqft
Median sold home size
12-mo windows, closed sales
Brandywine Housing Pulse · Momentum Research · as of August 2, 2026

Brandywine right now

🟡 Balanced market. 4.9 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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: High (7 active and pending listings, 10 closed sales in 12 months).

🔴 Off the recent peak. The trailing-12-month median ($70K) is down 8.5% from the prior 12 months ($76K). With about a dozen 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: Medium (10 and 20 sales in the two windows).

Jump to: Price history & scorecard · Homes for sale · Schools · FAQ

By , Co-Founder, Momentum Realty · Updated October 20, 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

Brandywine market snapshot (as of August 2, 2026): the median sale price is about $70K ($80 per sq ft over the trailing 12 months of closed sales), a median 31 days on market for closed sales, and 4.9 months of supply, a balanced market. The trailing-12-month median is down 8% from the prior 12 months, computed from record-level Stellar MLS closed sales (10 closings in the current window).

In ZIP 32608 (Gainesville), 599 homes closed in the last 12 months at a median of $370K ($213/sq ft), down 4.5% year over year, with a median 54 days on market. Right now 154 active and 71 pending listings put supply at about 3.8 months - a balanced market. See the live ZIP 32608 housing market and the Alachua County market.

Stellar MLS sales records identify 26 homes in BRANDYWINE that have changed hands since 2022, built between 1972 and 1985 (median 1985), with a median living area of about 1,226 sq ft and a typical 2-bedroom, 2-bath layout; 100% are condominiums. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.

Windows contain 10 to 20 sales each (10 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 2022 through 2026. Deemed reliable but not guaranteed.

Every sale since 2022 · price vs size
$0$50K$100K1k1k1k
75 closed sales; green = recent. Size sets the floor, condition and lot set the rest.
How much local inventory is already under contract

26% of homes for sale in ZIP 32608 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-20).

Brandywine Market Scorecard

Balanced

Brandywine is currently a balanced market. About 4.9 months of supply, a median asking price of $85,000.

4.9
Months supply
$85,000
Median list
$70,000
Median sold
0/0/0
Active/Pend/Sold

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Live data: Stellar MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.

Community & Amenities

Life at Brandywine

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 Brandywine

Development, infrastructure, retail, and school activity affecting Brandywine, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.

Dev Momentum74/100 · High
  1. October 2026
    Infrastructure

    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 3 miles north of Brandywine.

    Source: Mainstreet Daily News
  2. September 2026
    Market

    Gainesville Plan Board recommends denying land use change for Cottages at Depot Park

    The City Plan Board voted 4-3 to recommend denying a new land use and Urban 6 zoning for about 2 acres at the Cottages at Depot Park, which has about 37 existing units. The zoning would have allowed a drive-thru by right. The City Commission makes the final decision, and current zoning already allows redevelopment.

    What it may mean for the marketThe outcome affects whether a small near-downtown parcel can be redeveloped at higher density with commercial uses. The site is about 1 mile east of Brandywine.

    Source: Mainstreet Daily News
  3. September 2026
    Infrastructure

    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 1 mile northeast of Brandywine.

    Source: Mainstreet Daily News
  4. September 2026
    Development

    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 2 miles east of Brandywine.

    Source: Mainstreet Daily News
  5. December 2025
    Retail & 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 west of Brandywine.

    Source: 352today
  6. May 2025
    Development

    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 southwest of Brandywine.

    Source: Mainstreet Daily News

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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 Strategy

The Brandywine buying strategy.

If we were buying in Brandywine today, this is the order of operations we would run for our clients.

1

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.

2

Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.

3

Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.

4

Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.

5

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 Brandywine.

The Deep Dive

A closer look at the Brandywine market

At a median of $80 per square foot, Brandywine prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.

Inventory runs at 4.9 months of supply, a balanced market and the trailing-12-month median down 8% year over year. Homes that do trade take a median 31 days on market, useful leverage on any listing that has lingered.

“

The location and the amenities are priced into every listing in Brandywine. The deal is won or lost on condition, the comps, and the renovation math.

Jon Brooks · Founder, Momentum Realty
Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the factors that decide how a home in Brandywine buys, holds, and resells. Momentum Research; not an appraisal.

4.9C- · Buy Score
Recent Direction3.9/10
Liquidity & Demand5.1/10
Pricing Power5.6/10

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 (4.9). Basis: Recent Direction -8.5% year-over-year; Liquidity & Demand 4.9 months of supply; Pricing Power 93.4% sale-to-list. Refreshed with each data update.

Email me new listings in Brandywine

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.

Equal Housing Opportunity. Every community is open to everyone; alerts are about homes, never about who lives here.

Ask an agent about Brandywine

Have a question about the homes, fees, rules or commute here? A Momentum agent who works Brandywine will answer, and the answer is published on this page for the next buyer.

Property facts only: homes, fees, rules, commute. Every community is open to everyone; agents do not answer questions about who lives here.

HOA, CDD & Fees

A note on who we are: Momentum Realty is a real estate brokerage. We are not the Brandywine homeowners association, its management company or its developer, and we cannot help with dues, gate access, violations, amenity bookings or association documents. To reach the association, check your closing package, the recorded declaration at the county clerk, or search the association’s name at sunbiz.org for its registered agent. Call or message us to buy or sell a home in Brandywine.
In short
  • HOA dues reported around $326/month (about $3,912/yr) · median of 11 MLS listings, most billed monthly
  • Any club/amenity membership is billed separately

Listings in this community report association dues of about $326 per month ($3,912 a year) - the median AssociationFee across 11 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.

Run Your Numbers

Tools for a Brandywine buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxAlachua County millage and the homestead picture.Rent vs buyThe breakeven on owning in Brandywine.Save Our HomesProject your homestead tax cap over time.
The takeaway

Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Brandywine sales matched to your home.

Selling in Brandywine

Price it to the comps and condition, not an automated estimate.

If you are thinking about selling in Brandywine, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.

What is your Brandywine home worth?

Get a no-obligation home value based on real comparable sales in Brandywine, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.

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Real comps, not an automated estimate.

Recently off market in BRANDYWINE

Homes in BRANDYWINE that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 7 on record.

Brandywine key facts
LocationGainesville, Alachua County, FL · ZIP 32608
Sale prices, last 12 months$70,000 median across 10 closed sales · $80 per sq ft · -8.5% vs the prior 12 months
Days on market (closed sales)31 median
For sale right now7 active, 0 pending · median asking $85,000 · 4.9 months of supply

Data as of August 2, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2022 through 2026. Market figures describe homes, not residents. Cite as: Momentum Realty, “Brandywine key facts,” movewithmomentum.com/neighborhoods/brandywine-gainesville, data as of August 2, 2026.

Frequently Asked Questions

What is the median home price in Brandywine?
The median sale price in Brandywine was $70K over the 12 months ending August 2, 2026 (10 closed sales, Stellar MLS).
How long do homes in Brandywine take to sell?
Homes that closed in the 12 months ending August 2, 2026 took a median 31 days on market (10 sales, Stellar MLS).
Is Brandywine a buyer's or seller's market right now?
As of August 2, 2026, Brandywine is roughly balanced: 4.9 months of supply at the current sales pace (Stellar MLS live counts).
Do cash buyers compete in Brandywine?
Cash buyers took 88% of Brandywine sales in the 12 months ending June 2026 (14 of 16 closings, Stellar MLS).
Who is the best real estate agent for Brandywine?
The best agent for Brandywine is one who actively works Gainesville and knows the community's pricing, fees, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Brandywine.
How do I find a top Gainesville real estate agent who knows Brandywine?
Share a few details in the form on this page. Momentum Realty has 320+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Brandywine and the wider Gainesville area.
Can Momentum Realty connect me with an agent for Brandywine?
Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Brandywine purchase or sale - no call center and no pressure.
Where is Brandywine, and what county is it in?
Brandywine is in Gainesville, Alachua County, FL, ZIP 32608.
Is Brandywine a good place to live?
That depends on your budget, commute and what you want in a home, so here is what the data says about Brandywine: the median sale price over the last 12 months was $70K (10 sales), 79% below the Gainesville median of $340K; homes took a median 31 days to go under contract; supply is 4.9 months at the current sales pace, which is balanced. The full numbers, price history and the flood and school sections are above.

Data sources & freshness

Live listingsStellar MLS, refreshed twice daily (last: October 19, 2026)
Community market statsStellar MLS closed sales, 12-month windows ending August 2, 2026
Under-contract sharesStellar MLS records, as of 2026-08-01
Historical depthClosed-sale records back to 2022 (75 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?

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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 local comps.

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More on Brandywine

Nearby Communities

Explore more neighborhoods near Brandywine with Momentum Realty’s local guides.

Capstone Quarters0.1 mi away · 1 for saleUniversity0.1 mi awayUniversity Commons0.2 mi away · median $170K, 7 sales/12 moArcher Place0.2 mi awayChase Hollow0.6 mi awayWoods Edge0.6 mi away · 1 for saleWoods Edge South0.6 mi away · 2 for saleVictoria Station0.6 mi away · 589 homes, built 1900–24, 5 for sale

Browse all neighborhood guides →

Thinking of selling in BRANDYWINE? 10 recorded closings; median 31 days on market (window ending 2026-08-02). See the Alachua County sell-now-or-wait data, what made 201,552 Florida listings fail in the last 12 months, or compare a cash offer vs. listing. Compiled from MLS records; deemed reliable but not guaranteed.
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