Cascades
Homes for Sale in Alva, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Flagler County MLS
As of September 2026, Cascades in Alva, FL has 14 homes for sale and 6 pending, asking from $275,000 to $415,000 (median $337,450). Over the 12 months ending 2026-07-29, 39 recorded sales closed at a median of $320,000, $187 per square foot, a median 52 days on market, sellers accepting 94% of original asking (-10% versus the prior year). Homes listed or recently sold were built 2006–2023; 11 of 20 report an HOA (median $359/mo); 5 of the 20 geocoded homes sit in a FEMA special flood hazard zone (median elevation 13 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $5,110 ($4,440 with the full homestead exemption).
Homes For Sale Right Now in Cascades
Live MLS inventory for Cascades. 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 and pending Cascades listings as of 2026-09-07, priced high to low. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
Cascades right now
🔴 Off the recent peak. The trailing-12-month median ($320K) is down 9.9% from the prior 12 months ($355K).Momentum Research, record-level Flagler County MLS closed sales, 12-month windows ending July 29. Confidence: High (39 and 27 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 29, 2026 · Live data: Flagler County MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Cascades market snapshot (as of July 29, 2026): the median sale price is about $320K ($187 per sq ft over the trailing 12 months of closed sales), and a median 52 days on market for closed sales. The trailing-12-month median is down 10% from the prior 12 months, computed from record-level Flagler County MLS closed sales (39 closings in the current window).
Cascades is a community of 592 homes in Alva, Lee County, built between 2006 and 2024 (median 2018), with a median living area of about 2,751 square feet. 79% 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 Cascades. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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CascadesPhotos from Flagler County MLS listings in Cascades; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 29 of each year, from record-level Flagler County MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($320K) IS the median in the snapshot above, and the move from 2025 ($355K) IS the -9.9% one-year change.
Windows contain 0 to 82 sales each (39 in the current window); every figure carries its sample size. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Lee 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 · Lee 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.
Cascades Market Scorecard
Cascades is currently a thin data market. Limited supply, a median asking price of $334,999, and homes go under contract in about 97 days.
Typical home value in the 33920 ZIP is $381,641, about 12.6% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Cascades on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Flagler County MLS. Map data © OpenStreetMap, tiles © CARTO.
The Cascades buying strategy.
If we were buying in Cascades 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 Cascades.
A closer look at the Cascades market
At a median of $187 per square foot, Cascades 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 down 10% year over year. Homes that do trade take a median 52 days on market, useful leverage on any listing that has lingered.
The housing stock is 592 homes built between 2006 and 2024, and 79% 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 Cascades. 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 Cascades 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 (5.8). Basis: Recent Direction -9.9% year-over-year; Owner Commitment 79% owner-occupied; Pricing Power 94.1% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Cascades 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 Cascades sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cascades, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cascades home worth?
Get a no-obligation home value based on real comparable sales in Cascades, 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 Cascades on the map →
Frequently Asked Questions
What is the median home price in Cascades?
How long do homes in Cascades take to sell?
How many homes are in Cascades?
What share of Cascades is owner-occupied?
When were the homes in Cascades built?
Do cash buyers compete in Cascades?
Who is the best real estate agent for Cascades?
How do I find a top Alva real estate agent who knows Cascades?
Can Momentum Realty connect me with an agent for Cascades?
Nearby Communities
Explore more neighborhoods near Cascades with Momentum Realty’s local guides.
Data sources & freshness
| Community market stats | Flagler County MLS closed sales, 12-month windows ending July 29, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (9 streets, ZIP 33920)) |
| Under-contract shares | Flagler County MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2013 (569 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 Flagler County 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 Flagler County MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Cascades fits the bigger picture — live prices, inventory, and Momentum Scores: