Highland Lakes vs Lake Denham Estates
Two Lake communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-20.
| Metric | Highland Lakes | Lake Denham Estates |
|---|---|---|
| Median sale price | $240K | $294K |
| Price per sq ft | $171 | $177 |
| Avg days on market | 71 days | 91 days |
| Months of supply | 2.4 mo | 10.2 mo |
| Market | Seller's Market | Buyer's Market |
| 1-year price change | False | False |
| Recent closings | 55 | 27 |
The verdict
Lake Denham Estates carries the higher median price — about 22% above Highland Lakes. Homes in Highland Lakes sell faster (71 days on market vs 91). Highland Lakes is the tighter market on inventory (2.4 months of supply).
Where each one is
| Highland Lakes | Lake Denham Estates | |
|---|---|---|
| County | Lake County, FL | Lake County, FL |
| City / area | Leesburg | Leesburg |
| ZIP | 32720, 34748, 34788 | 34748 |
| FEMA flood zones (sampled parcels) | 88% of 24 homes outside a flood zone (Zone X) | all 27 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
| Highland Lakes | Lake Denham Estates | |
|---|---|---|
| Homes for sale now | 11 | 23 |
| Under contract | 9 | 1 |
| Asking prices today | $205K to $360K | $262K to $410K |
| Listed in the last 7 days | 0 | 2 |
| Property types listed | Single Family Residence, Villa | Single Family Residence, Townhouse |
Live MLS counts, refreshed with every listing pull. Browse them: Highland Lakes homes for sale · Lake Denham Estates homes for sale.
The homes themselves
| Highland Lakes | Lake Denham Estates | |
|---|---|---|
| Homes (parcels) | 1,076 | 564 |
| Built | 1970–2024 (median 1994) | 2020–2023 (median 2022) |
| Typical living area | 1,529 sq ft | 1,645 sq ft |
| Homesteaded (owner-occupied) share | 78% | 68% |
| Vacant lots | 10 | 0 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Highland Lakes median | Lake Denham Estates median |
|---|---|---|
| 2021 | $207K (4 sales) | $262K (13 sales) |
| 2022 | $257K (32 sales) | $282K (107 sales) |
| 2023 | $280K (18 sales) | $326K (48 sales) |
| 2024 | $275K (45 sales) | $320K (29 sales) |
| 2025 | $255K (47 sales) | $305K (25 sales) |
| 2026 | $248K (43 sales) | $288K (21 sales) |
Since 2021, Highland Lakes's median sale price is +20% and Lake Denham Estates's is +10% — Highland Lakes has appreciated faster over that stretch.
How each one trades
| Highland Lakes | Lake Denham Estates | |
|---|---|---|
| Sale-to-original-list | 91.3% | 95.9% |
| New-construction share of sales | 0% | 0% |
| Typical sold home | 1,634 sq ft | 1,607 sq ft |
| Momentum market-heat score | 20 (cold) | 17 (cold) |
Last 12 months of recorded closings; sale-to-original-list is the share of the first asking price sellers actually got.
Schools the listings are zoned for
| Highland Lakes | Lake Denham Estates | |
|---|---|---|
| Elementary | Leesburg Elementary | Leesburg Elementary |
| Middle | Oak Park Middle | Oak Park Middle |
| High school | Leesburg High | Leesburg High |
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, Highland Lakes is the lower entry point (median $240K vs $294K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Lake Denham Estates; Highland Lakes trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Highland Lakes (71 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 Lake Denham Estates more expensive than Highland Lakes?
Yes, on recent sales: the median sale price in Lake Denham Estates is $294,000 versus $240,000 in Highland Lakes, about 22% higher.
Which has newer homes, Highland Lakes or Lake Denham Estates?
Lake Denham Estates: its homes were built 2020–2023 with a median year of 2022, versus a median of 1994 in Highland Lakes (Florida DOR assessment roll).
Which has appreciated more, Highland Lakes or Lake Denham Estates?
From 2021 to 2026 the median sale price rose 20% in Highland Lakes and 10% in Lake Denham Estates (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Lake Denham Estates — sellers there received 95.9% of the original list price over the last 12 months versus 91.3% in Highland Lakes.
What high schools serve Highland Lakes and Lake Denham Estates?
Listings in Highland Lakes most often report Leesburg High; listings in Lake Denham Estates report Leesburg High. Zoning is set by the district and can change - verify by address.
Go deeper on each: Highland Lakes homes, photos & schools · Lake Denham Estates homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.