VENETIAN SHORES
Homes for Sale in Plantation Key, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Venetian Shores sits on Plantation Key in Monroe County, and the median price of $2,625,000 reflects what Keys waterfront real estate commands at this latitude — not a number driven by finishes alone, but by land scarcity, water access, and the structural ceiling on supply that island geography enforces. The stock spans construction from 1957 through 2024, with a median build year of 1988, so buyers encounter a genuine range of vintage concrete-block cottages alongside newer elevated construction. Condition and water-frontage type drive the spread between those extremes far more than square footage does; at a median of roughly 2,048 square feet of living area, this is not a large-home market by price-per-foot standards.
The year-over-year gain of 11.7 percent and a cumulative rise of 144 percent since 2012 tell a consistent directional story, but neither figure is a forward guarantee — Monroe County values are sensitive to insurance markets, storm seasons, and interest-rate shifts in ways that mainland submarkets are not. Thirteen closings in the tracked window and a median of 68 days on market signal a thin, deliberate market: motivated sellers price to move, and buyers who hesitate on well-positioned listings typically watch them close to someone else. A market-heat score of 62 places this in balanced-to-slightly-warm territory, not a feeding frenzy, but not a buyer's market either.
VENETIAN SHORES right now
🟢 Still climbing. The trailing-12-month median ($2.63M) is up 11.7% from the prior 12 months ($2.35M) and up 144% since 2012. With about 22 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: Medium (13 and 16 sales in the two windows).
What's unique here: the median sale price is about 3x the typical Monroe County sale ($2.63M 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
VENETIAN SHORES market snapshot (as of July 27, 2026): the median sale price is about $2.63M, and a median 68 days on market for closed sales. The trailing-12-month median is up 12% from the prior 12 months and up 144% since 2012, computed from record-level floridakeys closed sales (13 closings in the current window).
VENETIAN SHORES is a community of 462 homes in Plantation Key, Monroe County, built between 1957 and 2024 (median 1988.0), with a median living area of about 2,048 square feet. 35% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Venetian Shores is a 462-home island enclave on Plantation Key where transactable inventory is chronically limited by geography, roughly a third of owners hold homestead exemptions suggesting meaningful primary-residence demand alongside investment use, and the pricing floor is set by land and water access rather than by the structures sitting on them.
Who VENETIAN SHORES is best for.
Best for
- A buyer targeting a Keys waterfront second home with a clear budget well above the $2.625M median and the liquidity to fund capital repairs without financing pressure.
- An owner-occupant seeking a primary coastal residence who has already stress-tested Monroe County insurance costs and is comfortable with a 68-day-plus search timeline in a thin market.
- A long-horizon buyer who values supply-constrained island geography and is not dependent on near-term appreciation to validate the purchase.
Probably not for
- A buyer whose all-in budget is at or below the median price — there is little room here for value-add negotiation, and condition risk in older stock is real.
- Anyone who needs predictable short-term liquidity from the asset; 68-day median days on market means exit timelines are not fast, and Monroe County's insurance environment adds carrying-cost volatility.
- A buyer making their first purchase in the Florida Keys without professional guidance on ROGO permits, flood-zone designations, and wind-mitigation inspections — the due-diligence checklist here is materially longer than a mainland transaction.
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 ($2.63M) IS the median in the snapshot above, and the move from 2025 ($2.35M) IS the +11.7% one-year change.
Windows contain 13 to 45 sales each (13 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 VENETIAN SHORES buying strategy.
If we were buying in VENETIAN SHORES 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 VENETIAN SHORES.
What the numbers beneath the median reveal
The homestead share of about 35 percent is a meaningful data point for sellers: a substantial portion of Venetian Shores owners are not here as pure investors, which tends to produce tighter emotional pricing and less distress-driven inventory. For buyers, that means negotiating room is earned through patience and preparation rather than assumed. Listings that sit past the 68-day median are typically priced above comparable closed sales or carry condition issues that a diligent inspection will surface — do not interpret days on market as leverage without understanding why a property is still available.
The construction timeline — from 1957 cottages to 2024 builds — demands that buyers treat each property as its own underwriting exercise. Older structures may predate current FEMA flood-map requirements and current wind-load building codes; newer homes built to post-2000 Florida standards carry materially different insurance profiles. Monroe County's insurance environment is not a footnote — it is a line-item that can shift effective carrying costs by meaningful amounts, and any offer analysis should include a current insurance quote before going under contract.
The location and the amenities are priced into every listing in VENETIAN SHORES. 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 VENETIAN SHORES 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 4 factors (6.1). Basis: Long-Term Appreciation +144% since 2012; Recent Direction +11.7% year-over-year; Owner Commitment 35% owner-occupied; Pricing Power 89.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
The Florida Keys feed is a specialized market with its own MLS conventions, ROGO permit considerations, and insurance dynamics that a mainland-focused agent will underweight. Momentum works this data actively — we track the thin closing windows, know which vintage construction types carry the most due-diligence risk, and will model carrying costs including insurance before advising a client to proceed. If Venetian Shores is not the right fit for your budget or risk tolerance, we will say so directly and point you toward an alternative that is.
VENETIAN SHORES 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 VENETIAN SHORES 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 VENETIAN SHORES sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in VENETIAN SHORES, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your VENETIAN SHORES home worth?
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Frequently Asked Questions
What is the median home price in VENETIAN SHORES?
How long do homes in VENETIAN SHORES take to sell?
How many homes are in VENETIAN SHORES?
What share of VENETIAN SHORES is owner-occupied?
When were the homes in VENETIAN SHORES built?
Do cash buyers compete in VENETIAN SHORES?
Have VENETIAN SHORES home prices gone up?
Who is the best real estate agent for VENETIAN SHORES?
How do I find a top Plantation Key real estate agent who knows VENETIAN SHORES?
Can Momentum Realty connect me with an agent for VENETIAN SHORES?
Should you buy in VENETIAN SHORES?
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 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (15 streets, ZIP 33036/33070)) |
| Historical depth | Closed-sale records back to 2006 (399 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.
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