A quiet, established Coral Springs neighborhood of single-family homes near top schools.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"The Dells is a quiet, established Coral Springs neighborhood of about 267 single-family homes dating to 1969, near highly rated schools and nature preserves. The read is condition and the lot: the homes are similar in scale, so updates and a good lot set the spread. The schools and the established location are the durable value; the deal turns on an honest renovation read and a real comp read."
Jon Brooks, founder, Momentum Realty · Updated June 2026
The Dells market snapshot (as of June 13, 2026): the median sale price is about $580K ($303 per sq ft), with homes averaging 99 days on market and 1.7 months of supply, a seller's market (limited data). Based on 7 recent closings in live BeachesMLS data.
The Dells is an established neighborhood in Coral Springs, ZIP 33065, dating to 1969, a quiet area near highly rated Broward County schools and several nature preserves and parks.
It is a community of about 267 single-family homes, often in Spanish and Mediterranean styles, ranging from roughly 1,230 to 2,088 square feet, with some lots up to about an acre and many homes with pools and gardens. Parks such as Tall Cypress Natural Area are close by.
Because the homes share a scale and vintage, condition and the lot are what move value. The schools and the established Coral Springs location are priced in; the deal is made on an honest read of a specific home's updates and systems, with the number anchored to recent comparable sales.
Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.
Live from BeachesMLS, as of June 13, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current The Dells listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in The Dells buys, holds, and resells. See the five factors.
Live MLS inventory for The Dells. 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.
Pending · 69 daysActive and pending The Dells listings as of 2026-06-13, priced high to low. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc.. Tap any home to ask about it.
Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.
Listing locations from BeachesMLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.
A quiet Coral Springs location near top schools, preserves, and the Sawgrass Expressway is the draw.
Approximate drive times from The Dells. Confirm your real commute at your real departure time.
Drive times are approximate and vary with traffic and your exact departure point.
Explore more neighborhoods near The Dells with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
Roughly $25,000 saved over 10 years in carrying cost, before resale.
Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.
The Dells is served by Broward County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.
Buying with schools in mind? We can confirm the exact zoned schools for any The Dells address.
What actually shapes value in The Dells: the proximity to top schools, the quiet established setting, and the older single-family stock. Each item below is sourced or clearly hedged.
Our read on what is being built around The Dells, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Proximity to highly rated schools is a durable demand driver; confirm assignment by address.
A calm, low-traffic neighborhood near preserves appeals to buyers seeking a settled area.
Lots up to about an acre are scarce in Coral Springs and add value where they exist.
Low or no mandatory dues give flexibility and keep the carrying cost down.
Homes from 1969 on carry older systems and insurance considerations; budget renovation before judging a list price.
With about 267 homes, supply is thin; a single sale can swing the apparent average, so comp carefully.
Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.
Development, infrastructure, retail, and school activity affecting The Dells, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
Showing the latest, scroll for all updates ↓
The Dells remains a quiet, established Coral Springs neighborhood of about 267 single-family homes dating to 1969, near top schools and nature preserves. Why it matters: The schools and the setting are the durable value; condition and the lot set a specific home's number. Source
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.
If we were buying in The Dells, this is the order of operations we would run, and the one we run for our clients.
Read condition and comps first. In The Dells, the home's condition and exact location set the number, so price the work honestly before you judge any list price.
Confirm the carrying costs. The Dells single-family homes typically carry low or no HOA dues, so confirm for a specific home. Verify what is owed and what it covers for a specific home.
Match the home to recent comparable sales, not a portal estimate, then structure the offer around its true condition.
Verify the schools by address with the school district, since assignment is by address and can change.
Use your own representation. The listing agent works for the seller; on a purchase here, having someone in your corner is the highest-leverage decision you make.
On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.
The Dells is an established, quiet Coral Springs neighborhood of about 267 single-family homes near highly rated schools and nature preserves such as the Tall Cypress Natural Area. Confirm whether a specific home is in an HOA, the lot size, and any city rules before you offer.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in The Dells today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
A largely original home, the renovation route in. Price the updates and systems honestly.
An updated home on a good lot, the heart of the resale market here.
A renovated home on one of the larger lots, the top of the neighborhood.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
The factors that actually move value in The Dells, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in The Dells is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.
Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.
Our read on the factors that protect resale here, and the one to manage.
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.
2A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.
3A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.
4Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.
5An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.
The schools and the quiet streets are the value. The deal is won or lost on condition and the lot.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.
Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live BeachesMLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.
Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.
Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from BeachesMLS; for orientation, not an appraisal.
In a small, established neighborhood, the lot, the school zoning, and the street are the durable assets. The house can be updated; the schools and the location cannot be reproduced. Read the lot and the condition first, then price the renovation against recent comparable sales, mindful that thin supply can skew averages.
Typically low or none for the single-family homes here; confirm whether a specific home is in an association and any dues.
Not applicable for non-HOA homes; owners handle their own exterior and landscaping.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.
If you are thinking about selling in The Dells, the right list price comes from recent comparable sales matched to your home's condition, lot, and exact location, not an automated estimate.
Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.
Because buyers here are weighing your home against renovated comps and cross-shopping Maplewood, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.
Get a no-obligation home value based on real comparable sales in The Dells matched to your condition, lot, and view, 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 the full The Dells home value & selling guide, recent comps, fees, and 2026 timing →
Median sale prices in The Dells year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.
The Dells is currently a strong seller's market. About 2.2 months of supply, a median asking price of $1,099,999, and homes go under contract in about 68 days.
Typical home value in the 32224 ZIP is $456,759, about 13.7% above the Florida norm (Zillow Home Value Index).
Zoom out for the wider market: ZIP market scorecard · county scorecard.
Live data: BeachesMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
An honest fit check. We will tell you when it is not your community.
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your The Dells home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.
A Momentum Realty The Dells specialist will reach out personally, usually the same day.
Zoom out before you decide: see the Broward County market guide or every community in the Neighborhood Finder.
