40 Santa Cruz Boulevard, Clear Island Waters — Off-Market Report

The 10 sales behind that range — and every adjustment

A sale down the road is not evidence until it is adjusted for how it differs from this home. Here is each sale we used, what we changed, and by how much.

24 Cayman Drive

Sold 26 January 2026 · 0.06 km away

Sold for

$2,050,000

Adjusted to this home

$2,026,671

What we added and subtracted to make this sale comparable to 40 Santa Cruz Boulevard
Street	this home -0.0466 · comparable 0.0398	−$141,696
Floor area	this home 229 m² · comparable 170 m²	+$113,705
Micro-location	this home 0.02 · comparable 0.0171	+$4,756
Distance to beach	this home 5.43 km · comparable 5.36 km	−$1,894
Land size	this home 640 m² · comparable 635 m²	+$1,800
Net adjustment		−$23,329

A further 12 factors were compared and found the same on both properties, so no money moved.

5 Curacao Place

Sold 21 July 2026 · 0.27 km away

Sold for

$1,910,000

Adjusted to this home

$2,076,084

What we added and subtracted to make this sale comparable to 40 Santa Cruz Boulevard
Street	this home -0.0466 · comparable -0.1121	+$100,084
Floor area	this home 229 m² · comparable 180 m²	+$94,433
Car spaces	this home 2 · comparable 5	−$84,000
Micro-location	this home 0.02 · comparable -0.0183	+$58,522
Distance to beach	this home 5.43 km · comparable 5.17 km	−$6,555
Land size	this home 640 m² · comparable 630 m²	+$3,600
Net adjustment		+$166,084

A further 11 factors were compared and found the same on both properties, so no money moved.

18 Montserrat Court

Sold 1 May 2026 · 0.23 km away

Sold for

$1,925,000

Adjusted to this home

$2,085,115

What we added and subtracted to make this sale comparable to 40 Santa Cruz Boulevard
Micro-location	this home 0.02 · comparable -0.0498	+$107,492
Land size	this home 640 m² · comparable 840 m²	−$72,000
Bathrooms	this home 2 · comparable 0	+$66,227
Street	this home -0.0466 · comparable -0.0773	+$47,278
Floor area	this home 229 m² · comparable 226 m²	+$5,782
Distance to beach	this home 5.43 km · comparable 5.64 km	+$5,336
Net adjustment		+$160,115

A further 11 factors were compared and found the same on both properties, so no money moved.

8 Bon Aire Court

Sold 9 February 2026 · 0.23 km away

Sold for

$1,885,000

Adjusted to this home

$2,045,112

What we added and subtracted to make this sale comparable to 40 Santa Cruz Boulevard
Micro-location	this home 0.02 · comparable -0.0343	+$81,885
Floor area	this home 229 m² · comparable 191 m²	+$73,234
Land size	this home 640 m² · comparable 613 m²	+$9,720
Distance to beach	this home 5.43 km · comparable 5.24 km	−$4,727
Net adjustment		+$160,112

A further 12 factors were compared and found the same on both properties, so no money moved.

51 Cayman Drive

Sold 0.31 km away

Sold for

$2,450,000

Adjusted to this home

$2,316,943

What we added and subtracted to make this sale comparable to 40 Santa Cruz Boulevard
Street	this home -0.0466 · comparable 0.0398	−$169,344
Land size	this home 640 m² · comparable 890 m²	−$90,000
Floor area	this home 229 m² · comparable 190 m²	+$75,161
Micro-location	this home 0.02 · comparable -0.0112	+$61,152
Distance to beach	this home 5.43 km · comparable 5.12 km	−$10,026
Net adjustment		−$133,057

A further 12 factors were compared and found the same on both properties, so no money moved.

6 Andros Court

Sold 18 March 2026 · 0.78 km away

Sold for

$2,200,000

Adjusted to this home

$1,945,468

What we added and subtracted to make this sale comparable to 40 Santa Cruz Boulevard
Micro-location	this home 0.02 · comparable 0.0647	−$78,672
Floor area	this home 229 m² · comparable 268 m²	−$75,161
Land size	this home 640 m² · comparable 824 m²	−$66,240
Bathrooms	this home 2 · comparable 3	−$33,114
Car spaces	this home 2 · comparable 3	−$28,000
Distance to beach	this home 5.43 km · comparable 6.04 km	+$17,503
Street	this home -0.0466 · comparable -0.0518	+$9,152
Net adjustment		−$254,532

A further 10 factors were compared and found the same on both properties, so no money moved.

92 Santa Cruz Boulevard

Sold 2 June 2026 · 0.62 km away

Sold for

$2,300,000

Adjusted to this home

$1,936,323

What we added and subtracted to make this sale comparable to 40 Santa Cruz Boulevard
Floor area	this home 229 m² · comparable 310 m²	−$156,103
Land size	this home 640 m² · comparable 936 m²	−$106,560
Micro-location	this home 0.02 · comparable 0.0524	−$59,616
Car spaces	this home 2 · comparable 4	−$56,000
Distance to beach	this home 5.43 km · comparable 5.99 km	+$17,002
Year built	this home 1989 · comparable 1990	−$2,400
Net adjustment		−$363,677

A further 11 factors were compared and found the same on both properties, so no money moved.

49 Martingale Circuit

Sold 28 May 2026 · 1.64 km away

Sold for

$1,660,000

Adjusted to this home

$1,720,354

What we added and subtracted to make this sale comparable to 40 Santa Cruz Boulevard
Street	this home -0.0466 · comparable -0.1345	+$116,731
Floor area	this home 229 m² · comparable 265 m²	−$69,379
Land size	this home 640 m² · comparable 595 m²	+$16,200
Year built	this home 1989 · comparable 1995	−$14,400
Micro-location	this home 0.02 · comparable 0.0114	+$11,421
Distance to beach	this home 5.43 km · comparable 5.42 km	−$219
Net adjustment		+$60,354

A further 11 factors were compared and found the same on both properties, so no money moved.

129 Santa Cruz Boulevard

Sold 4 June 2026 · 1.01 km away

Sold for

$1,700,000

Adjusted to this home

$1,628,531

What we added and subtracted to make this sale comparable to 40 Santa Cruz Boulevard
Bathrooms	this home 2 · comparable 4	−$66,227
Car spaces	this home 2 · comparable 3	−$28,000
Distance to beach	this home 5.43 km · comparable 6.32 km	+$18,666
Micro-location	this home 0.02 · comparable 0.0329	−$17,544
Land size	this home 640 m² · comparable 600 m²	+$14,400
Floor area	this home 229 m² · comparable 224 m²	+$9,636
Year built	this home 1989 · comparable 1990	−$2,400
Net adjustment		−$71,469

A further 10 factors were compared and found the same on both properties, so no money moved.

38 Cayman Drive

Sold 19 June 2026 · 0.19 km away

Sold for

$2,813,000

Adjusted to this home

$2,075,001

What we added and subtracted to make this sale comparable to 40 Santa Cruz Boulevard
Floor area	this home 229 m² · comparable 508 m²	−$537,689
Street	this home -0.0466 · comparable 0.0398	−$194,434
Micro-location	this home 0.02 · comparable -0.0266	+$104,869
Bathrooms	this home 2 · comparable 5	−$99,341
Land size	this home 640 m² · comparable 402 m²	+$85,680
Car spaces	this home 2 · comparable 4	−$56,000
Cladding	this home 2 · comparable 4	−$32,000
Distance to beach	this home 5.43 km · comparable 5.25 km	−$6,684
Year built	this home 1989 · comparable 1990	−$2,400
Net adjustment		−$737,999

A further 8 factors were compared and found the same on both properties, so no money moved.

We are not claiming to be more accurate than anyone else. We are showing you the sales, the adjustments and the band they produce, so you can judge the number yourself.

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 40 Santa Cruz Boulevard sit?

Gold Coast homes listed for 60 to 180 days rose from 1,288 in March to 2,618 in August (SQM Research). A rising count of homes sitting unsold has historically been associated with downward pressure on asking prices.

But property markets do not move as one—and neither do individual homes.

We traced the estimated value of 40 Santa Cruz Boulevard over the past 18 months, compared it with Clear Island Waters’s wider market, and examined the indicators most likely to reveal what happens next.

40 Santa Cruz Boulevard

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The 10 sales behind that range — and every adjustment

24 Cayman Drive

5 Curacao Place

18 Montserrat Court

8 Bon Aire Court

51 Cayman Drive

6 Andros Court

92 Santa Cruz Boulevard

49 Martingale Circuit

129 Santa Cruz Boulevard

38 Cayman Drive

Gold Coast homes sitting unsold for 60 to 180 days doubled from March to August. Where does 40 Santa Cruz Boulevard sit?

Your home

See your home the way a buyer does

16 Montserrat Court

6 Montserrat Court

6 Key Largo

Unit 50 Gooding Drive

14-16 Tortuga Place

14-16 Tortuga Place

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