9856 Watermill Circle # C, Boynton Beach FL 33437, BOYNTON BEACH, FL, 33437
Active143 days on marketListed Mar 17, 2026MLS #B26005190
About this home
9856 Watermill Circle # C, Boynton Beach FL 33437
Fully remodeled 3BR/3BA townhouse located in the gated Country Fair community! This immaculate home features a modern kitchen with custom cabinetry, stainless steel appliances, and granite countertops, along with updated bathrooms and flooring throughout (no carpet). Bright and open layout with vaulted ceilings, first-floor bedroom ideal for guests or office, and spacious primary suite upstairs. One-car garage. Private fenced patio with open and screened areas—perfect for relaxing or entertaining. Equipped with accordion hurricane shutters. Community offers pool, tennis courts, and playground. Prime location close to shops, restaurants, schools, and more. A rare opportunity with upgrades and layout not commonly found—must see!
Facts & features
The home at a glance
3
Bedrooms
3
Bathrooms
1,692
Sqft
0.06 ac
Lot size
1
Garage
1989
Year built
25
Levels
$263
Per sqft
Inside
Outside & construction
Community & fees
Utilities & systems
The numbers
What it really costs
Built from this home's actual numbers — the most recent property-tax bill on record and the real association fee — not generic estimates.
$3,803 /mo · 3.5% down FHA, 30-yr fixed at 6%
The assumptions
FHA is the default here because it gets you in the door with just 3.5% down. Switch to Conventional or VA below.
These numbers assume a generic buyer — your credit, down payment and loan program change them. Get the real quote in minutes:
Andrew Acosta
Acosta Home Loans with PRMG · NMLS #1468866
Run your own numbers
Estimated payment
$3,803/mo
Includes FHA mortgage insurance and the financed 1.75% upfront premium. Taxes reflect the most recent bill on record; insurance is a typical-Florida estimate. Your lender’s numbers will differ. CENTURY 21 Edge partners with Florida’s best lenders.
Value check
Is the price right?
The internet’s favorite home-value number comes from a single automated model that has never seen the street, the finishes, or the view — which is why it routinely misses by tens of thousands of dollars. The edgeAI estimate combines multiple independent data sources with our team’s on-the-ground expertise in this exact market.
$/sqft vs Boynton Beach actives
$263 vs $236
Days on market
143 vs 64 typical
Where $263/sqft sits among the 399 Boynton Beach actives
The edgeAI estimate is a starting point, not an appraisal or a broker price opinion. It is generated from public records, listing data and market modeling, and is subject to change once a licensed real estate professional personally inspects the property. Condition, floor, view and lot are not fully captured by any model — ask us for a full comparative market analysis.
Where it sits
Inside Briarridge
Get to know Boynton Beach. See the full Boynton Beach guide →
Briarridge — neighborhood snapshot
Population
1,117
Median age
44
Median income
$117,794
Median home value
$332,500
Avg household
3
Households w/ children
107
For the school run
Palm Beach County School District
School assignments and ratings via edgeAI — always verify with the district.
The numbers that matter
The Boynton Beach market
$555K → $405K
Boynton Beach median sold, yr/yr
98.7%
Sale-to-list ratio (12 mo)
39 of 399
Boynton Beach actives have cut their price
Median sold price, Boynton Beach, trailing 36 months (3-month rolling) · live MLS data.
This home is listed 41% above the BOYNTON BEACH 33437 median. See the full Boynton Beach market guide →
Paper trail
This home's history
Reality check
What actually sold near 9856 Watermill Circle # C
Asking prices are opinions — closed sales are facts. The most comparable homes that actually changed hands nearby in the last twelve months.
Sold · Mar ’26$360,000
9940 Watermill F Circle # F, Boynton Beach FL 33437 · same community
3 bd · 2 ba · 1,438 sqft · $250/sqft · 81 DOM
Sold · Oct ’25$417,000
6244 Country Fair Circle, Boynton Beach FL 33437 · same community
3 bd · 2 ba · 1,366 sqft · $305/sqft · 5 DOM
Sold · May ’26$312,500
9926 Watermill Circle # D, Boynton Beach FL 33437 · same community
2 bd · 2 ba · 1,177 sqft · $266/sqft · 120 DOM
Closed-sale data from the MLS, last 12 months, selected for similarity in size and location. No two homes are identical — ask us for a full comparative analysis.
Your home team
The pros in your corner
Buying a home is two conversations — the home and the money. Here’s who handles each, side by side, already working together.
Your agent
David Ramirez
Real Estate Agent · CENTURY 21 Edge
Tours, negotiation, and every question about 9856 Watermill Circle # C — start here.
Your lender
Andrew Acosta
Acosta Home Loans with PRMG · NMLS #1468866
Pre-approval, rates, and the real monthly number for 9856 Watermill Circle # C — before you fall in love.
See it in person
Schedule a tour
Pick a day that works — this goes straight to David's phone and CRM.
Straight answers
9856 Watermill Circle # C FAQs
What would the monthly payment be for 9856 Watermill Circle # C, Boynton Beach FL 33437?+
With 3.5% down on a 30-year FHA loan at 6%, the all-in payment lands around $3,803/mo — principal and interest, the actual property-tax bill, the $398/mo association fee and typical Florida insurance. The payment calculator on this page lets you switch loan type (FHA, Conventional, VA) and adjust the down payment, rate and term.
How much are the HOA fees at 9856 Watermill Circle # C, Boynton Beach FL 33437?+
The association fee works out to $398 per month. Ask us for the full association documents — they spell out exactly what the fee covers.
What are the property taxes on 9856 Watermill Circle # C, Boynton Beach FL 33437?+
The most recent tax bill on record (2025) was $5,137. A new owner's bill can differ once the sale price resets the assessed value — we can walk you through what to expect.
Are pets allowed at 9856 Watermill Circle # C, Boynton Beach FL 33437?+
The listing reports pets: Yes. Communities often layer on breed or weight rules — we'll verify the specifics with the association before you commit.
How does the price compare to other homes in Boynton Beach?+
At $445,000, this home is listed about 37% above the Boynton Beach median of $325,000. The market section on this page shows how the area is trending.
Which schools are assigned to 9856 Watermill Circle # C, Boynton Beach FL 33437?+
Crystal Lakes Elementary School (elementary), West Boynton Middle School (middle), Boynton Beach Community High (high), Glades Construction Academy At West Technical (high) — Palm Beach County School District. Always verify school assignments with the district before relying on them.
The brief
Four things that matter here
01Positioned at the premium end
$445,000 runs 41% above the BOYNTON BEACH 33437 median — but at 1,692 sqft it's also 18% larger than the typical Boynton Beach listing.
02Your own pool
A private pool — the feature Florida buyers ask for first, already in the ground and included in the price.
03Time on market is leverage
143 days on market against a Boynton Beach median of 64 — sellers in this position are usually ready to negotiate.
04Strong assigned schools
Crystal Lakes Elementary School, West Boynton Middle School, Boynton Beach Community High, Glades Construction Academy At West Technical — Crystal Lakes Elementary School rates 4 of 5. Always verify assignments with the district.
Keep looking
Similar homes nearby
IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by Miami Association of REALTORS®.
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