The Roads Market Report — February 2026

February 2026 produced three confirmed public MLS closings, all in cash, all within a $100,000 price window — from $1,150,000 to $1,250,000. No other month in the trailing 14-month period delivered a band this tight. The three transactions were not clustered by coincidence; they reflect a specific stratum of The Roads market operating at its entry ceiling in a cautious opening to Q1. One off-market comp and one out-of-area listing were excluded from this report as neither could be confirmed by public records or verified within The Roads boundary.

The fastest close of the month — and among the fastest of the quarter — was 2311 SW 5th Ave: a pool home that went under contract in 8 days and closed at $1,199,000 in cash. Eight days to contract is not an accident of timing. It indicates either that the buyer had prior knowledge of the listing before it hit active status, or that the property was priced without room for negotiation — positioned to attract an immediate, committed buyer rather than to invite a process. Pool homes priced correctly at the entry level of The Roads have moved quickly throughout the recent trailing period; February continued that pattern. The pool is the driver. The price was the trigger.

445 SW 24th Rd with a guest house closed in 38 days at $1,150,000 in cash — the lowest close of the month and the floor of what the February market supported. A guest house adds income utility and functional flexibility; buyers who understand that value are motivated, but the extended timeline relative to the pool home above suggests the guest house buyer took longer to arrive than the pool buyer. At $1.15M, this is the entry point for a separate-unit configuration in The Roads in February 2026.

100 SW 30th Rd — a corner lot with Mediterranean architecture — closed at $1,250,000 in cash after 82 days on market. Corner lots and architectural distinction typically support values at or above comparable non-corner properties, and $1.25M does represent the top of the February range. The 82-day timeline is the relevant data point: Mediterranean-style homes appeal to a specific buyer, and finding that buyer takes longer than finding an entry-pool buyer or a guest-house buyer in the same price window. The architecture commanded the highest price of the month; the search for the right buyer required the most time.

February’s story is compression. Three closings, $100K separating the highest from the lowest, no financing contingencies, no luxury-tier activity. What differentiates the three transactions is not price — it is speed. An 8-day pool close, a 38-day guest house close, and an 82-day corner Mediterranean close all landed within the same $100K band. The variable was time to buyer, not price. That is the February floor: well-priced entry homes in cash, with the feature set and position of the property determining how long the market takes to confirm the value.