LOWER MAT BEACH
Homes for Sale in Lower Matecumbe, FL
True comps, carrying-cost math, and listings before the portals.
Lower Mat Beach sits on Lower Matecumbe Key in Monroe County, and the median closed price of $3,003,000 reflects what direct oceanside or bayside access commands in the Florida Keys — not square footage, not finishes alone, but water position and the scarcity that comes with it. With only 3 closings in the current window, this is a thin-data market; that median is directionally real but should be treated as a snapshot of what cleared recently, not a precise valuation benchmark.
The year-over-year median price shift of 121.1% is the number that stops you cold. In a market this small, a single atypical closing can swing the median dramatically, so treat that figure as a signal that something changed in the mix of what sold — not necessarily confirmation that every home doubled in value. The 37-day median days on market suggests properties that are priced correctly for current buyer expectations are finding buyers in just over a month, which is a reasonably active pace for a high-price, low-volume island market.
LOWER MAT BEACH right now
🟢 Still climbing. The trailing-12-month median ($3M) is up 121.1% from the prior 12 months ($1.36M). With about 3 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 floridakeys closed sales, 12-month windows ending July 27. Confidence: Low (3 and 4 sales in the two windows).
What's unique here: the median sale price is about 3x the typical Monroe County sale ($3M vs $950K, trailing 12 months, floridakeys records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 27, 2026 · Live data: floridakeys, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
LOWER MAT BEACH market snapshot (as of July 27, 2026): the median sale price is about $3M, and a median 37 days on market for closed sales. The trailing-12-month median is up 121% from the prior 12 months, computed from record-level floridakeys closed sales (3 closings in the current window).
Lower Mat Beach is a low-inventory Keys community where each closing carries outsized statistical weight; the median price sits at $3,003,000, and buyers and sellers alike must account for the fact that no two parcels here are identical in their water access, lot configuration, or storm exposure.
Who LOWER MAT BEACH is best for.
Best for
- A buyer specifically targeting Lower Matecumbe Key water access who has liquidity at or above the $3,003,000 median and time to pursue thorough due diligence in a slow-moving inventory environment.
- A seller with a well-documented, permitted property who wants representation that can construct a credible valuation narrative from limited comparable data rather than defaulting to broad Keys averages.
- A buyer who understands Keys real estate as a long-hold, use-driven acquisition — not a near-term resale play — and who has accounted for the full cost stack including insurance and maintenance.
Probably not for
- A buyer who needs to close quickly and cannot tolerate the uncertainty of a market where new comparable sales may not appear for months.
- Anyone whose budget requires stretching to reach this price point; the carrying costs in a Monroe County flood zone amplify financial stress on a property acquired at the margin of affordability.
- A buyer expecting to find clear, volume-supported comparable sales to negotiate against — the data is too thin to support that kind of leverage without deeper market knowledge.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 27 of each year, from record-level floridakeys closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($3M) IS the median in the snapshot above, and the move from 2025 ($1.36M) IS the +121.1% one-year change.
Windows contain 0 to 9 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing data provided by Florida Keys MLS, Inc. Information is deemed reliable but is not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
The LOWER MAT BEACH buying strategy.
If we were buying in LOWER MAT BEACH 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 LOWER MAT BEACH.
A thin market with thick price tags
Three closings define the current snapshot. That is not a criticism of the community — it is the reality of a geographically constrained island market where buildable, transferable parcels are rare by definition. The practical consequence is that a buyer cannot lean on comparable-sale volume to anchor their offer with confidence. Condition, water frontage type, elevation certificate status, and flood insurance cost architecture will drive individual transaction values far more than any community-wide median can capture.
No community amenities are identified from current MLS listings, which tracks with the character of much of Lower Matecumbe — properties here tend to stand on their own attributes rather than shared infrastructure. Buyers should budget time and professional resources for thorough due diligence: title history, permitted improvements, FEMA flood zone classification, and the condition of any dock or seawall structures. In a market this illiquid at this price level, the cost of skipping that work is asymmetric.
The location and the amenities are priced into every listing in LOWER MAT BEACH. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Thin-data markets punish agents who rely on automated tools and broad regional comps. Momentum's approach is to build the valuation argument from the ground up — parcel by parcel, using direct knowledge of what actually drove each recent closing in Monroe County rather than interpolating from dissimilar sales. When three transactions define a market, the quality of your representation is the variable that matters most.
LOWER MAT BEACH in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 LOWER MAT BEACH 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 LOWER MAT BEACH sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in LOWER MAT BEACH, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your LOWER MAT BEACH home worth?
Get a no-obligation home value based on real comparable sales in LOWER MAT BEACH, 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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Frequently Asked Questions
What is the median home price in LOWER MAT BEACH?
How long do homes in LOWER MAT BEACH take to sell?
Who is the best real estate agent for LOWER MAT BEACH?
How do I find a top Lower Matecumbe real estate agent who knows LOWER MAT BEACH?
Can Momentum Realty connect me with an agent for LOWER MAT BEACH?
Should you buy in LOWER MAT BEACH?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | floridakeys closed sales, 12-month windows ending July 27, 2026 |
| Historical depth | Closed-sale records back to 2006 (56 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 floridakeys 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 floridakeys member average and 8 days faster, and we’ll price yours against live your area comps.
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