Brandywine
Condos for Sale in Gainesville, FL
All 849 homes for sale in Gainesville, FL · median $295,000 · 235 homes for sale in 32608 · Alachua County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, Brandywine in Gainesville, FL has 5 homes for sale and 3 pending, asking from $64,500 to $105,000 (median $99,990). Homes listed or recently sold were built 1985 - 1985; 10 of 19 report an HOA (median $326/mo); none of the 19 geocoded homes sit in a FEMA special flood hazard zone (median elevation 89 ft).
Last 30 days in Brandywine: 1 new listing (median asking $105,000), 3 under contract right now, 1 closed sale (median $58,000). As of November 7, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
Homes For Sale Right Now in Brandywine
Live MLS inventory for Brandywine. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 104 daysTop listing
Active · 93 days
Active · 190 days
Active · 137 days
Active · 31 days
Pending · 52 days
Pending · 264 daysActive and pending Brandywine listings as of 2026-11-02, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2022 through 2026. Tap any home to ask about it.
Brandywine is a deed-restricted, HOA-run community in Gainesville where price is driven far more by condition and the maintenance package than by square footage. With a median around $70,000 and a median near $80 per square foot, this is one of the more accessible entries in Alachua County, and the spread between units tends to come down to updates and interior work rather than location premiums.
The market here reads as balanced at roughly 4.9 months of supply, with a median of 31 days on market and only 7 active listings against a thin recent window of 10 closings. Year-over-year the median is off 8.5%, so sellers should price to current comps rather than last year's, and buyers have room to be selective without the pressure of a bidding environment.
Figures in this note are as of October 26, 2026. The live market numbers elsewhere on this page update nightly and are newer.
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
· Updated November 11, 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 3.1 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.
Brandywine is an amenity-heavy, maintenance-included community with a buyer-approval process, which shapes both the pace of sales and the kind of transaction you should expect. The combination of a low median price and a long amenity list makes the monthly HOA cost and what it covers the single most important thing to verify before you write.
The setting & the homes.
Aerial and on-site photos of Brandywine. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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BrandywinePhotos from Stellar MLS listings in Brandywine; content deemed reliable but not guaranteed.
Who Brandywine is best for.
Best for
- Buying at a low price point where the HOA covers maintenance and amenity upkeep
- Buyers who want pool, fitness, and clubhouse access without managing it themselves
- Buyers comfortable with a buyer-approval step and deed restrictions in exchange for a managed community
Probably not for
- Needing to close quickly without a buyer-approval process
- Buyers who want minimal monthly carrying costs and no HOA oversight
- Buyers unwilling to live under deed restrictions and community rules
Price 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 ($70K) IS the median in the snapshot above, and the move from 2025 ($76K) IS the -8.5% one-year change.
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.
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.
25% 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 (2026-11-11).
Brandywine Market Scorecard
Brandywine is currently a balanced market. About 5.5 months of supply, a median asking price of $99,990, and homes go under contract in about 100 days.
Typical home value in the 32608 ZIP is $330,255, about 12.6% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · 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.
Brandywine on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap contributors.
Life at Brandywine
- Clubhouse · reported on 17 of 20 listings
- Pool · reported on 17 of 20 listings
- Fitness Center · reported on 11 of 20 listings
- Buyer Approval Required · reported on 8 of 20 listings
- Community Mailbox · reported on 4 of 20 listings
- Deed Restrictions · reported on 3 of 20 listings
- Maintenance · reported on 2 of 20 listings
- Sauna · reported on 2 of 20 listings
- Playground · reported on 1 of 20 listings
- Dog Park · reported on 1 of 20 listings
- Basketball Court · reported on 1 of 20 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.
Schools
- Alachua County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Idylwild Elementary School-AL · Elementary
- Kanapaha Middle School-AL · Middle
- Eastside High School-AL · High
Zoned schools reflect the assignments reported on recent Brandywine listings and can change; always confirm with Alachua County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Brandywine address.
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 November 2026.
- October 2026Civic
DeSantis fills GRU Authority board seats
Gov. Ron DeSantis appointed Douglas Beck, a retired GRU engineer, to a long-vacant seat and Clark Futch to replace Chip Skinner, and reappointed Eric Lawson. The appointments come after the authority recently prevailed in a court case over control of the utility.
What it may mean for the marketA fully staffed utility board gives clearer governance over electric, water and wastewater service and rate decisions across the Gainesville service area. The site is about 1 mile northeast of Brandywine.
Source: WCJB TV20 - September 2026Market
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 - 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 1 mile northeast of Brandywine.
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 2 miles east of Brandywine.
Source: Mainstreet Daily News - 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 west of Brandywine.
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 southwest of Brandywine.
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 Brandywine buying strategy.
If we were buying in Brandywine 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 Brandywine.
What the amenities and approval really mean
The reported amenity set is unusually full for this price point: clubhouse, pool, fitness center, sauna, playground, dog park, and basketball court, with maintenance and a community mailbox. Those items point to a monthly fee that carries real weight relative to the purchase price, so the math here is as much about carrying cost as it is about the number on the contract. Confirm the current dues and exactly what maintenance covers with the HOA before you commit.
Buyer approval required and deed restrictions are the other half of the story. Approval can add time to a closing and narrow your pool of future buyers when you sell, so factor that into both your timeline and your exit. On the current data, with inventory thin and days on market just over 30, a correctly priced and clean unit still moves at a normal pace.
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.
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.
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.
Why work with Momentum here
A community with buyer approval, deed restrictions, and a heavy maintenance package rewards a broker who reads the HOA documents before you fall for a floor plan. We verify current dues, what maintenance actually covers, and how the approval process affects your timeline, so you price and plan against reality rather than the listing sheet.
Brandywine in 15 seconds.
Tools for a Brandywine 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 Brandywine sales matched to your home.
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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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. 2 on record.
- 2811 SW Archer Road #C18 · off market
- 2811 SW Archer Road #R142 · off market
| Location | Gainesville, Alachua County, FL |
|---|---|
| Home types (current listings and sales) | condos 100% |
| Amenities listed by sellers | Pool, Clubhouse, Fitness Center, Buyer Approval Required, Deed Restrictions, Community Mailbox |
| For sale right now | 4 active, 3 pending · median asking $89,495 · 4.4 months of supply |
Data as of November 6, 2026. Based on Stellar MLS data distributed by MLS GRID. Market figures describe homes, not residents. Cite as: Momentum Realty, “Brandywine key facts,” movewithmomentum.com/neighborhoods/brandywine-gainesville, data as of November 6, 2026.
Just listed in Brandywine
The newest homes for sale in Brandywine right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 2811 SW Archer Road #T167 $64,500 · 1 bd · 1 ba · 876 sq ft · listed Oct 1, 2026 Courtesy of REMAX SELECT PARTNERS
- 2811 SW Archer Road #P134 $99,990 · 2 bd · 2 ba · 1,226 sq ft · listed Jul 31, 2026 Courtesy of BOSSHARDT REALTY SERVICES LLC
- 2811 SW Archer Road #P131 $100,000 · 2 bd · 2 ba · 1,226 sq ft · listed Jul 20, 2026 Courtesy of SOUTHWESTERN REAL ESTATE
- 2811 SW Archer Road #F46 $79,000 · 1 bd · 1 ba · 876 sq ft · listed Apr 25, 2026 Courtesy of AUM FLORIDA REAL ESTATE LLC
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Brandywine Gainesville Right Now (8)
All 8 active and pending Brandywine Gainesville listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2811 SW Archer Road #T158 · $105,000 · 2 bd / 2 ba · listed Nov 7, 2026 · listed by First Choice Realty Of North Florida Llc
- 2811 SW Archer Road #T167 · $64,500 · 1 bd / 1 ba · listed Sep 29, 2026 · listed by Remax Select Partners
- 2811 SW Archer Road #Z242 · $79,900 · 2 bd / 1 ba · pending · listed Sep 19, 2026 · listed by University Realty
- 2811 SW Archer Road #P134 · $99,990 · 2 bd / 2 ba · listed Sep 11, 2026 · listed by Bosshardt Realty Services Llc
- 2811 SW Archer Road #F46 · $79,000 · 1 bd / 1 ba · listed Sep 11, 2026 · listed by Aum Florida Real Estate Llc
- 2811 SW Archer Road #P131 · $100,000 · 2 bd / 2 ba · listed Aug 12, 2026 · listed by Southwestern Real Estate
- 2811 SW Archer Road #Y232 · $66,000 · 1 bd / 1 ba · pending · listed Aug 12, 2026 · listed by Vanbeek Realty, Llc
- 2811 SW Archer Road #Z247 · $69,900 · 2 bd / 1 ba · pending · listed Aug 12, 2026 · listed by Watson Realty Corp- Tioga
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 32608 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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What it really costs to own in Brandywine
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | At today's median asking price of $99,990, the first-year bill with homestead is about $1,000/yr (Alachua County total millage 16.5552 mills, FY2025-26, Alachua County Property Appraiser, FY2025-26 adopted budget). |
|---|---|
| HOA dues | Median $326/month across 11 MLS listings (most billed monthly; 2026-11-11). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Alachua County is $1,020/yr (714 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1985 across 18 listings. An original roof here would be about 41 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 for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $494/month (tax $83, HOA $326, insurance $85). An estimate from the sources above, not a quote.
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.
Ask an agent about Brandywine Condos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Brandywine Condos for Sale will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Brandywine?
How long do homes in Brandywine take to sell?
Is Brandywine a buyer's or seller's market right now?
Do cash buyers compete in Brandywine?
Who is the best real estate agent for Brandywine?
How do I find a top Gainesville real estate agent who knows Brandywine?
Can Momentum Realty connect me with an agent for Brandywine?
Where is Brandywine, and what county is it in?
Should you buy in Brandywine?
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: November 2, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-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.
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See how BRANDYWINE fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Brandywine Condos for Sale in Gainesville
- Home values · What homes in Brandywine Condos for Sale in Gainesville actually sell for