A gated all-age GL Homes community in west Delray Beach, roughly 458 Mediterranean-style homes across two neighborhoods, Tuscany North and Tuscany South.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"Tuscany is a gated, all-age GL Homes community in west Delray Beach, roughly 458 Mediterranean-style single-family homes built from 2015 to 2017 across two separately gated neighborhoods, Tuscany North and Tuscany South, each with its own amenities. The read is neighborhood plus floor plan plus condition: North or South, the model and lot, and an honest read of updates, with newer construction, impact glass, and the amenities as the durable draw. Confirm which neighborhood, the HOA, and the product before you write."
Jon Brooks, founder, Momentum Realty · Updated June 2026
Tuscany market snapshot (as of June 15, 2026): the median sale price is about $832K ($350 per sq ft), with homes averaging 60 days on market and 2.7 months of supply, a buyer-leaning market (limited data). Based on 9 recent closings in live BeachesMLS data.
Tuscany is a gated, all-age single-family community by GL Homes in west Delray Beach, Palm Beach County, built from 2015 to 2017, with roughly 458 homes divided into two separately gated neighborhoods, Tuscany North and Tuscany South, each with its own entrance and private amenities.
Homes feature Mediterranean-inspired architecture, impact-rated windows, and open floor plans, in three-, four-, and five-bedroom layouts ranging from about 1,500 to 2,800 or more square feet. The neighborhood, the floor plan and lot, and condition are the value drivers.
Amenities include a clubhouse, swimming pool, spa, cabana, a state-of-the-art fitness center, sauna, game room, billiards, a hobby room, a business center, and a library, plus a putting green, tennis, pickleball, basketball, a community kitchen, a picnic and barbecue area, a park, a playground, and walking trails.
Diligence is newer-community diligence: confirm which neighborhood, the HOA dues and what they cover, the reserves and any assessment, the floor plan and lot, and the condition. Because the homes are newer with impact glass, the read centers on the floor plan, the lot, and the HOA rather than major system replacement, but verify the roof and systems anyway. Price by neighborhood, model, and condition, not by the community name.
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 15, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Tuscany listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in Tuscany buys, holds, and resells. See the five factors.
Live MLS inventory for Tuscany. 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 Tuscany listings as of 2026-06-15, 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.
The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.
Drive times from Tuscany. They are approximate and vary with traffic and your exact start point.
Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.
Explore more neighborhoods near Tuscany Homes for Sale in Delray Beach, FL 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.
Tuscany is served by Palm Beach 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 Tuscany address.
What actually shapes value at Tuscany, sourced and dated. We do not publish rumor.
Our read on what is being built around Tuscany, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Newer construction with impact glass
Two separately gated neighborhoods
Steady demand for newer gated west Delray homes
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 Tuscany, 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 ↓
Tuscany is described as a gated, all-age GL Homes community in west Delray Beach of roughly 458 Mediterranean-style homes built from 2015 to 2017, divided into Tuscany North and Tuscany South, with impact-rated windows, three- to five-bedroom layouts from about 1,500 to 2,800 square feet, and a clubhouse with pool, spa, fitness, tennis, pickleball, and more, minutes from Delray Marketplace. Why it matters: The neighborhood, floor plan, and condition define the purchase. Confirm North or South and the HOA, then comp within the neighborhood. 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 Tuscany, this is the order of operations we would run, and the one we run for our clients.
Confirm the neighborhood. Tuscany North or South, with separate amenities, sets the comp set.
Read the lot. Lake and preserve lots carry premiums; interior lots trade lower.
Confirm the HOA. Get the current dues, what they cover, the reserves, and any assessment in writing.
Inspect the home. Newer, but verify the roof, HVAC, and impact glass; price any condition gaps.
Comp within the neighborhood. Match the home to recent closed sales of the same floor plan in the same Tuscany neighborhood.
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.
Tuscany is a gated, all-age GL Homes community in west Delray Beach, Palm Beach County (ZIP 33446), of roughly 458 Mediterranean-style homes built from 2015 to 2017 with impact-rated windows, divided into Tuscany North and Tuscany South, each separately gated with its own amenities, minutes from Delray Marketplace on Atlantic Avenue. The community is in the Palm Beach County School District; verify the zoned schools with the district.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Tuscany today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
The three-bedroom plans, the accessible door into a newer gated Delray community. Confirm the neighborhood and HOA.
Four-bedroom homes on lake or preserve lots. The core of the market, where neighborhood, model, lot, and finish separate similar homes.
The larger five-bedroom floor plans with upgrades on the best lots. The top of the community, priced on size, lot, and finish.
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 Tuscany, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in Tuscany 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 gate, the newer construction, the impact glass, and the amenities are priced into every Tuscany listing. The deal is in the neighborhood, the floor plan and lot, and an honest read of the home, not the community name.
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 newer gated community of two neighborhoods, value turns on the neighborhood, the floor plan, the lot, and condition. Lake and preserve lots command premiums, while interior lots trade lower for good reason. Compare a home against recent closed sales of the same floor plan in the same Tuscany neighborhood, then price any condition gaps against it, confirming the HOA reserves.
Tuscany carries HOA dues that fund the gate, the clubhouse and amenities, lawn maintenance, and common areas, with North and South maintaining their own amenities. Confirm the current dues for the neighborhood, what they cover, the reserves, and any assessment before you offer.
Dues generally fund the gate, the clubhouse and its amenities, lawn maintenance, and common areas; confirm the exact inclusions and reserve position for the specific neighborhood with the association.
Amenities run through the association: a clubhouse, swimming pool, spa, cabana, fitness center, sauna, game room, billiards, hobby room, business center, and library, plus a putting green, tennis, pickleball, basketball, a community kitchen, a picnic and barbecue area, a park, a playground, and walking trails, with Tuscany North and South each maintaining private amenities. There is no equity golf within the community.
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.
Your buyer is comparing within a neighborhood and floor plan, so sell the specifics: North or South, the model and lot, the upgrades, the impact glass, and the amenities.
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 Tuscany, 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 Tuscany 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 homes for sale in Tuscany on the map →
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Median sale prices in Tuscany 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.
Tuscany is currently a thin data. Limited supply, a median asking price of n/a.
Go deeper: 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.
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 Tuscany 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 Tuscany specialist will reach out personally, usually the same day.
Zoom out before you decide: see the Palm Beach County market guide or every community in the Neighborhood Finder.
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