Olympia Wellington: The Gate, the Two-Layer HOA and What Homes Sell For

Olympia Wellington: The Short Answer

Olympia in Wellington is a gated community, and listings call it guard-gated. It carries a two-layer HOA: a master association fee plus a neighborhood fee. Over the last 12 months, 68 Olympia homes sold at a $755,000 median, and 60 of them closed below their final asking price.

That last number is the one I'd pay attention to.

Even behind the gate, buyers negotiated on almost nine out of ten sales this year. The median home sold for about 95.6% of its final asking price. That's room. Not a fire sale. Room.

Olympia by the Numbers

Closed sales October 1, 2025 through September 30, 2026, plus listings on October 1, 2026. Source: Flexmls (BeachesMLS), pulled October 1, 2026. Subdivision name contains OLYMPIA, city of record Wellington.

Read Olympia in three sizes, not one. A 2,600-square-foot home and a 5,600-square-foot home are different purchases, and the median moves from $660,000 to more than $1.5 million across them. Listings name villages inside Olympia, like Woodworth, Stotesbury and Easton, and price runs with the village and the house.

The Gate and What's Behind It

People search "Olympia gate" a lot, so here's the plain answer. Olympia is gated, and current listings describe it as guard-gated. Visitors go through the gate; for gate procedures, vendor access or a resident's guest list, the association's management office is the source, not the internet.

Behind the gate, this year's listings describe a clubhouse, a resort-style pool and spa, a fitness center, tennis, pickleball and basketball courts, playgrounds, a children's water-play area, and lakes with walking areas.

The Two-Layer HOA

Here's the part buyers misread. Olympia has a master association that covers the whole community, plus a neighborhood association for the village the home sits in. The MLS shows both, but not always the same way.

Of the 68 sales, 20 MLS records break the fee out. Seventeen of those show a $300 a month master association fee, and the neighborhood fee on top of it is usually billed quarterly, $140 to $275 a quarter on most of them.

Records that show one monthly number instead mostly run about $315 to $525 a month.

What that means for you: the number on the listing may be one layer, both layers, or a quarterly figure sitting in a monthly-looking box. Get both fees, in writing, for that address, before you run your payment.

Now let me shoot you straight on the other thing. Olympia's covenants matter. If you park a work truck, a trailer or a boat at home, read the rules for that specific village before you write an offer, not after you move in.

Before you tour, get The Wilder Way Home, our free guide to buying in Palm Beach County: how we price an offer, what to get in writing, and where buyers leave money on the table.

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Rather talk it through first? Call or text Brian Wilder. Brian Wilder, Keller Williams Realty, 561-201-4717. En español, Lucy López, Keller Williams Realty, 561-285-8809.

How Much Room Is There to Negotiate?

Don't read that as "offer 5% under on everything." Some homes still went fast; one sold in nine days at $1,250,000 this September. Others sat for months. A couple of current listings even offer the buyer a closing-cost credit. Price the specific house against what its own size and village sold for, then decide.

If you're comparing Wellington communities, read our guides to Versailles and Isles at Wellington.

Selling Your Current Home Too?

If you're selling something first, a smaller Wellington home, a townhouse or a house up north, that sale probably funds this one. So the order of the two closings matters.

The Wilder Way to Sell and Buy is how we line them up, so you get the most for the house you're leaving and you're not moving twice. We'll walk you through it on a Seller Discovery Call.

Want to know what your current home is worth first? Get a free home valuation.