Oaks
Condos for Sale in Gainesville, FL
All 800 homes for sale in GAINESVILLE, FL · median $298,030 · 190 condos for sale in GAINESVILLE · 118 homes for sale in 32605 · Alachua County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, Oaks in Gainesville, FL has 5 homes for sale and 1 pending, asking from $74,900 to $169,900 (median $95,500). Over the 12 months ending 2026-08-02, 6 recorded sales closed at a median of $92,500, $86 per square foot, a median 111 days on market, sellers accepting 75% of original asking (-18% versus the prior year). Homes listed or recently sold were built 1972 - 2007; 8 of 14 report an HOA (median $325/mo); none of the 14 geocoded homes sit in a FEMA special flood hazard zone (median elevation 88 ft). At the median price and Alachua County's FY2025-26 rate of 16.56 mills, annual property tax runs about $1,530 ($880 with the full homestead exemption).
Homes For Sale Right Now in Oaks
Live MLS inventory for Oaks. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Oaks listings as of 2026-10-01, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2021 through 2026. Tap any home to ask about it.
Oaks right now
🟢 Buyer-leaning market. 8.6 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of August 2, 2026. Confidence: Medium (5 active and pending listings, 6 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($92K) is down 17.8% from the prior 12 months ($112K). With about 6 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending August 2. Confidence: Medium (6 and 6 sales in the two windows).
What's unique here: the median sale price is about 65% below the typical Alachua County sale ($92K vs $263K, trailing 12 months, Stellar MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 2, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Oaks market snapshot (as of August 2, 2026): the median sale price is about $92K ($86 per sq ft over the trailing 12 months of closed sales), a median 111 days on market for closed sales, and 8.6 months of supply, a buyer-leaning market. The trailing-12-month median is down 18% from the prior 12 months, computed from record-level Stellar MLS closed sales (6 closings in the current window).
In ZIP 32605 (GAINESVILLE), 581 homes closed in the last 12 months at a median of $320K ($203/sq ft), down 4.8% year over year, with a median 44 days on market. Right now 133 active and 33 pending listings put supply at about 5.7 months - a buyer's market. See the live ZIP 32605 housing market and the Alachua County market.
Stellar MLS sales records identify 9 homes in OAKS that have changed hands since 2022, built between 1972 and 2024 (median 1972), with a median living area of about 1,164 sq ft and a typical 2-bedroom, 1-bath layout; 100% are condominiums. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
The setting & the homes.
Aerial and on-site photos of Oaks. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Photos from Stellar MLS listings in Oaks; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($92K) IS the median in the snapshot above, and the move from 2025 ($112K) IS the -17.8% one-year change.
Windows contain 0 to 8 sales each (6 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2021 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Alachua County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Alachua County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
20% of homes for sale in ZIP 32605 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-02).
The Oaks Market Scorecard
The Oaks is currently a buyer's market. About 7.5 months of supply, a median asking price of $95,500, and homes go under contract in about 122 days.
Typical home value in the 32605 ZIP is $302,487, about 26.6% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Oaks on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Oaks
- Pool · reported on 12 of 12 listings
- Clubhouse · reported on 11 of 12 listings
- Fitness Center · reported on 7 of 12 listings
- Community Mailbox · reported on 6 of 12 listings
- Deed Restrictions · reported on 5 of 12 listings
- Vehicle Restrictions · reported on 2 of 12 listings
- Park · reported on 2 of 12 listings
- Dog Park · reported on 2 of 12 listings
- Special Community Restrictions · reported on 1 of 12 listings
- Playground · reported on 1 of 12 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Alachua County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Myra Terwilliger Elementary School-AL · Elementary
- Kanapaha Middle School-AL · Middle
- F. W. Buchholz High School-AL · High
Zoned schools reflect the assignments reported on recent Oaks listings and can change; always confirm with Alachua County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Oaks address.
Shop the zone: Homes zoned for F. W. Buchholz High School-Al
The Oaks buying strategy.
If we were buying in Oaks today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Oaks.
A closer look at the Oaks market
At a median of $86 per square foot, Oaks prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 8.6 months of supply, a buyer-leaning market and the trailing-12-month median down 18% year over year. Homes that do trade take a median 111 days on market, useful leverage on any listing that has lingered.
The location and the amenities are priced into every listing in Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Oaks buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (1.0). Basis: Recent Direction -17.8% year-over-year; Liquidity & Demand 8.6 months of supply; Pricing Power 75.2% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA dues reported around $325/month (about $3,900/yr) · median of 152 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $325 per month ($3,900 a year) - the median AssociationFee across 152 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Oaks buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Oaks home worth?
Get a no-obligation home value based on real comparable sales in Oaks, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Gainesville →
Recently off market in OAKS
Homes in OAKS that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 6519 W Newberry Road #309 · off market
Frequently Asked Questions
What is the median home price in Oaks?
How long do homes in Oaks take to sell?
Is Oaks a buyer's or seller's market right now?
Do cash buyers compete in Oaks?
Who is the best real estate agent for Oaks?
How do I find a top Gainesville real estate agent who knows Oaks?
Can Momentum Realty connect me with an agent for Oaks?
Where is Oaks, and what county is it in?
Is Oaks a good place to live?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 1, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2021 (33 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how OAKS fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Oaks Condos for Sale in Gainesville
- Home values · What homes in Oaks Condos for Sale in Gainesville actually sell for
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