WADDELLS SUBDIVISION
Homes for Sale in Key West, FL
True comps, carrying-cost math, and listings before the portals.
Waddells Subdivision sits inside Key West, Monroe County — a market where scarcity of land, coastal exposure, and the irreplaceable character of historic building stock do more to set price than square footage alone. The median sold price as of late July 2026 is $2,315,000, and with a median living area of roughly 1,463 square feet, buyers are paying for location and authenticity, not volume. That ratio is the defining feature of this market, and anyone underestimating it should recalibrate before making an offer.
With only three closings in the current measurement window and a median days on market of 35 days, Waddells is a thin, deliberate market. Sellers who price correctly move. Buyers who wait for a deal sometimes find the inventory has simply vanished. Neither side has an overwhelming structural advantage right now, but the shallow depth of recent activity means a single outlier sale carries outsized statistical weight — something both buyers and sellers should keep in mind when interpreting comps.
The 60-Second Overview
WADDELLS SUBDIVISION market snapshot (as of July 27, 2026): the median sale price is about $2.32M, and a median 35 days on market for closed sales.
WADDELLS SUBDIVISION is a community of 287 homes in Key West, Monroe County, built between 1899 and 2020 (median 1938.0), with a median living area of about 1,463 square feet. 38% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Waddells Subdivision spans 287 homes with construction dating from 1899 through 2020 — a spread that puts century-old Conch cottages on the same block as more recently built structures, which means condition, renovation quality, and storm resilience vary considerably from parcel to parcel.
Who WADDELLS SUBDIVISION is best for.
Best for
- Buyers with substantial liquidity beyond the purchase price who can absorb historic-home maintenance, insurance, and potential renovation costs without financial stress.
- Buyers seeking a second home or retreat in a location-driven market where character and walkability matter more than square footage.
- Buyers who plan to own long-term and have already modeled Monroe County insurance costs, flood-zone requirements, and wind-mitigation obligations into their underwriting.
Probably not for
- Buyers expecting the median price to deliver a move-in-ready, fully updated home — condition varies dramatically across the neighborhood's century-plus building stock.
- Buyers who require a high volume of comparable sales to feel confident in their offer — recent closing activity is limited, making traditional comp-based negotiation difficult.
- Buyers whose budget is stretched to reach the median with little reserve — the ongoing cost of owning historic coastal property in Monroe County routinely exceeds what buyers from inland markets anticipate.
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 ($2.32M) IS the median in the snapshot above.
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 WADDELLS SUBDIVISION buying strategy.
If we were buying in WADDELLS SUBDIVISION 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 WADDELLS SUBDIVISION.
Old Keys Stock, Real Pricing Complexity
The median year built of 1938 tells the central story: most of what trades here is pre-war construction, and in Key West that means elevated-floor historic homes with the quirks, charm, and ongoing maintenance demands that come with them. Roughly 38 percent of properties carry homestead exemptions, which signals that a meaningful share of the neighborhood functions as primary residences — the rest represent second homes, investment properties, or rental inventory. That mix affects how sellers price and how quickly they negotiate.
Because the age range spans more than a century, price dispersion here is condition-driven, not just location-driven. A structurally updated cottage with impact windows, modernized systems, and a documented elevation certificate occupies a fundamentally different risk profile than an unrenovated peer two lots away. Buyers should budget for thorough inspections, wind-mitigation assessments, and flood-zone due diligence; these are not optional in Monroe County. No community amenities are identified from current MLS listings, so the draw is entirely the Key West urban fabric — walkability, water proximity, and historic character — rather than any managed HOA environment.
The location and the amenities are priced into every listing in WADDELLS SUBDIVISION. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this illiquid — three closings in the window, a median just north of $2.3 million, and a century-long spread in building age — generic brokerage is a liability. Momentum brings Northeast Florida coastal market discipline to the due-diligence process: we read flood maps and wind-mitigation reports the same way we read comps, and we will tell you directly when a property's condition or insurance exposure does not justify its ask. In Waddells, that honesty is the most valuable thing we offer.
WADDELLS SUBDIVISION 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 WADDELLS SUBDIVISION 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 WADDELLS SUBDIVISION sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in WADDELLS SUBDIVISION, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your WADDELLS SUBDIVISION home worth?
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Frequently Asked Questions
What is the median home price in WADDELLS SUBDIVISION?
How long do homes in WADDELLS SUBDIVISION take to sell?
How many homes are in WADDELLS SUBDIVISION?
What share of WADDELLS SUBDIVISION is owner-occupied?
When were the homes in WADDELLS SUBDIVISION built?
Do cash buyers compete in WADDELLS SUBDIVISION?
Who is the best real estate agent for WADDELLS SUBDIVISION?
How do I find a top Key West real estate agent who knows WADDELLS SUBDIVISION?
Can Momentum Realty connect me with an agent for WADDELLS SUBDIVISION?
Should you buy in WADDELLS SUBDIVISION?
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 (5 streets, ZIP 33040)) |
| Historical depth | Closed-sale records back to 2013 (39 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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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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