Cypress Bluff vs Royal Highlands
Two Lake communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-11-07.
| Metric | Cypress Bluff | Royal Highlands |
|---|---|---|
| Median sale price | $415K | $264K |
| Price per sq ft | $185 | $152 |
| Avg days on market | 50 days | 76 days |
| Months of supply | 1.6 mo | 2.2 mo |
| Market | Seller's Market | Balanced Market |
| 1-year price change | False | False |
| Recent closings | 37 | 48 |
The verdict
Cypress Bluff carries the higher median price — about 57% above Royal Highlands. Homes in Cypress Bluff sell faster (50 days on market vs 76). Cypress Bluff is the tighter market on inventory (1.6 months of supply).
Where each one is
Cypress Bluff and Royal Highlands are about 5 miles apart (straight-line, center to center) and share Lake County.
| Cypress Bluff | Royal Highlands | |
|---|---|---|
| County | Lake County, FL | Lake County, FL |
| City / area | Groveland | Leesburg |
| FEMA flood zones (sampled parcels) | all 13 sampled homes outside a flood zone | all 21 sampled homes outside a flood zone |
Distances are straight-line; driving distance is usually 15 to 30 percent more. Flood-zone shares come from FEMA flood maps matched to sampled parcels; always check the exact address before you close.
What is for sale today
| Cypress Bluff | Royal Highlands | |
|---|---|---|
| Homes for sale now | 5 | 9 |
| Under contract | 2 | 0 |
| Asking prices today | $340K to $420K | $270K to $425K |
| Listed in the last 7 days | 3 | 0 |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Cypress Bluff homes for sale · Royal Highlands homes for sale.
The homes themselves
| Cypress Bluff | Royal Highlands | |
|---|---|---|
| Homes (parcels) | 3 | n/a |
| Built | n/a | n/a |
| Typical living area | n/a | n/a |
| Vacant lots | 59 | 0 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Schools the listings are zoned for
| Cypress Bluff | Royal Highlands | |
|---|---|---|
| Elementary | Groveland Elem | not reported |
| Middle | Gray Middle | not reported |
| High school | South Lake High | not reported |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Which one fits
On budget alone, Royal Highlands is the lower entry point (median $264K vs $415K). Sellers get a faster sale in Cypress Bluff (50 days on market on average); buyers get more negotiating room where homes sit longer.
Neither number set decides it: drive both on a weekday evening, check the HOA documents and the flood zone for the exact street, and price the insurance before you write an offer. A Momentum agent who works both communities can pull the comparable sales for any two specific homes.
Questions people ask
Is Cypress Bluff more expensive than Royal Highlands?
Yes, on recent sales: the median sale price in Cypress Bluff is $415,000 versus $264,000 in Royal Highlands, about 57% higher.
How far apart are Cypress Bluff and Royal Highlands?
About 5 miles straight-line, center to center, both in Lake County; driving distance is usually 15 to 30 percent more.
Go deeper on each: Cypress Bluff homes, photos & schools · Royal Highlands homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.