Cherry Lakes
Homes for Sale in Madison, FL
True comps, carrying-cost math, and listings before the portals.
Cherry Lakes is a community in Madison, Madison County, FL (ZIP 32350). Across Madison as a whole, 21 homes closed in the last 12 months at a median of $498,500, 64 median days on market, with 7 homes for sale today. At that median and Madison County's FY2025-26 rate of 15.66 mills, annual property tax runs about $7,810 ($7,190 with the full homestead exemption).
Cherry Lakes is a small pocket in Madison where the current MLS snapshot is thin — no median price, no amenity set, no obvious community structure to anchor a valuation. In a place like this, price is driven by the individual home: its condition, lot, and how it stacks up against whatever else happens to be listed at the same time, not by a shared amenity package or an HOA baseline.
For a buyer, that means underwriting each property on its own merits and leaning on comparable sales rather than a neighborhood premium. For a seller, it means pricing is a case-by-case exercise; with little standing inventory to set the tone, one well-prepared listing can define the market, and a mispriced one can sit.
The 60-Second Overview
Cherry Lakes sits in Madison, in Madison County — a small, low-visibility market where current listings show no shared community amenities, so each home stands on its own.
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 Cherry Lakes is best for.
Best for
- Buyers who want to underwrite a specific property on lot, condition, and comps rather than a neighborhood label
- Value-focused buyers open to a home that needs work if the price reflects it
- Sellers willing to price against recent comparable sales and prepare a listing carefully
Probably not for
- Buyers who need shared community amenities as part of the deal
- Buyers who want a clearly established, predictable neighborhood price level before making an offer
- Anyone who wants a deep pool of active listings to compare against on demand
The Cherry Lakes buying strategy.
If we were buying in Cherry Lakes 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 Cherry Lakes.
A market defined home by home
With no community amenities identified in the current listings and no reliable price signal in the snapshot, Cherry Lakes behaves less like a subdivision with a set profile and more like a collection of individual properties. That puts the weight on condition, land, and location within Madison rather than on any built-in draw.
The practical takeaway is to move on facts specific to the address in front of you. Verify lot boundaries, structures, utilities, and any recorded restrictions directly, and build your read from recent comparable sales rather than assuming a neighborhood standard exists.
The location and the amenities are priced into every listing in Cherry Lakes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Thin, low-data markets are exactly where a local brokerage earns its keep. We pull comparable sales by hand, walk the specific property, and tell you plainly when the numbers don't support the ask — on either side of the deal. In Cherry Lakes, that groundwork is the whole game.
Cherry Lakes in 15 seconds.
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 Cherry Lakes 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 Cherry Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cherry Lakes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cherry Lakes home worth?
Get a no-obligation home value based on real comparable sales in Cherry Lakes, 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 Cherry Lakes on the map →
Should you buy in Cherry Lakes?
An honest fit check. We will tell you when it is not your community.
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 Space Coast MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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See how Cherry Lakes fits the bigger picture — live prices, inventory, and Momentum Scores: