La Reserva & El Valle
The softest negotiating record in Querencia at 88.9% of asking — and ten units listed against five sales in three years, the loosest supply in the community.
Where the buyer has the most room in Querencia
La Reserva, El Valle and the Cabañas are three small condominium enclaves grouped here because none of them has enough transactions to stand alone. Between them they recorded five sales in the three years to 26 August 2026, worth $12,420,000, from $1,995,000 to $3,000,000 at a median of $2,470,000.
Five sales is thin evidence and this page says so throughout. But the direction is consistent across all three enclaves and it points one way: the median sale closed at 88.9% of asking, the softest of any product in Querencia, and $1,205,000 came off $13,625,000 of asking prices — 8.8% in aggregate against a community figure of 6.2%.
Ten units are listed today against five sales in three years. That is about six years of standing supply at the recent rate, and it is the loosest position in the community by a wide margin. Verandas, for comparison, has two listings against seventeen sales.
- 5 sales, $12,420,000, from $1,995,000 to $3,000,000
- Median close $2,470,000, at a median 88.9% of asking
- Median concession $352,500 — the largest of any Querencia product
- 10 listed now, $2,400,000 to $3,430,000, median $3,035,000
How each enclave has traded
| Enclave | Sales | Median Close | % of Ask | Listed | Median Asking |
|---|---|---|---|---|---|
| La Reserva | 2 | $2,435,000 | 88.2% | 4 | $2,800,000 |
| El Valle | 1 | $2,555,000 | 100.2% | 5 | $3,070,000 |
| Cabañas | 2 | $2,497,500 | 83.1% | 1 | $3,250,000 |
Read these rows as indications, not as medians. One, two and two sales cannot carry a median in any meaningful sense, and the El Valle row is a single transaction that happened to close $5,000 above its asking price. What is worth noticing is that in all three enclaves the current asking median sits above the recorded closes — by $365,000, $515,000 and $752,500 respectively.
The five sales closed at $481 to $818 per square foot, at a median of $712. The ten current listings ask $693 to $956, at a median of $846 — about 19% above.
All five recorded sales
| MLS | Asked | Closed | Difference | % of Ask | Date |
|---|---|---|---|---|---|
| 24-2296 | $3,375,000 | $3,000,000 | −$375,000 | 88.9% | December 2024 |
| 23-1946 | $2,550,000 | $2,555,000 | +$5,000 | 100.2% | January 2024 |
| 24-5591 | $2,800,000 | $2,470,000 | −$330,000 | 88.2% | May 2026 |
| 25-250 | $2,500,000 | $2,400,000 | −$100,000 | 96.0% | February 2025 |
| 23-2250 | $2,400,000 | $1,995,000 | −$405,000 | 83.1% | March 2024 |
The two largest concessions in this group — $405,000 and $375,000 — are the second and third largest recorded on any Querencia condominium, behind only the $1,000,000 taken on a Verandas penthouse that had been listed for three and a half years.
The ten units listed now
| MLS | Beds | Address | Asking | $/sq ft |
|---|---|---|---|---|
| 23-1949 | 3 | 2 Upper - El Valle 2 Upper | $3,430,000 | $956 |
| 26-2908 | 3 | 6 - Querencia Cabanas | $3,250,000 | $784 |
| 24-4016 | 4 | B-401 - La Reserva at Querencia | $3,200,000 | $924 |
| 23-1978 | 3 | 3 Lower - El Valle 3 Lower | $3,135,000 | $874 |
| 23-1988 | 3 | 5 Lower - El Valle 5 Lower | $3,070,000 | $856 |
| 25-4851 | 4 | Hoizonte B-301 - La Reserva | $3,000,000 | $866 |
| 23-1999 | 3 | 5 Upper - El Valle 5 Upper | $3,000,000 | $836 |
| 23-2001 | 3 | 6 Upper - El Valle 6 Upper | $2,750,000 | $767 |
| 25-2679 | 4 | A-301 - La Reserva at Querencia | $2,600,000 | $750 |
| 24-4084 | 3 | A-202 - La Reserva at Querencia | $2,400,000 | $693 |
Nine of the ten ask more than the $3,000,000 top of what this group has actually recorded. Five of them — the El Valle units — have been listed since 2023.
The one place in Querencia where the record supports a low opening
Four of the five recorded sales closed below asking, at a median concession of $352,500 — the largest median cut of any product type in the community. The deepest was $405,000 off a $2,400,000 asking price, a Cabañas unit that closed at 83.1% in March 2024.
Set that against Verandas, four hundred metres away, where five of seventeen sales closed at or above list. Same community, same club, very different negotiating position — and the difference is almost entirely supply. Two units available there; ten here.
The caveat matters as much as the finding. Five sales is not a market, it is a handful of transactions. If a seller here tells you the group has firmed since, the record cannot contradict them. What it can tell you is that the last four buyers all paid less than the asking price, and that nine of the ten current listings ask more than anything in this group has ever fetched.
Ask about La Reserva or El Valle availability
Including anything quietly for sale that has not reached the MLS.
La Reserva & El Valle, Answered
How much are condos at La Reserva and El Valle, Querencia?
Where in Querencia do sellers discount the most?
Is five sales enough to draw a conclusion from?
Compare La Reserva and El Valle to the rest of Querencia
Five neighborhoods, from $1.25 million homesites to a $54 million estate.