Highland Ranch Esplanade vs Park View at the Hills
Two Lake communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-09-22.
| Metric | Highland Ranch Esplanade | Park View at the Hills |
|---|---|---|
| Median sale price | $522K | $608K |
| Price per sq ft | $247 | $228 |
| Avg days on market | 66 days | 86 days |
| Months of supply | 2.7 mo | 3.4 mo |
| Market | Balanced Market | Balanced Market |
| 1-year price change | False | False |
| Recent closings | 35 | 25 |
The verdict
Park View at the Hills carries the higher median price — about 16% above Highland Ranch Esplanade. Homes in Highland Ranch Esplanade sell faster (66 days on market vs 86). Highland Ranch Esplanade is the tighter market on inventory (2.7 months of supply).
Where each one is
Highland Ranch Esplanade and Park View at the Hills are about a mile apart (straight-line, center to center) and share Lake County.
| Highland Ranch Esplanade | Park View at the Hills | |
|---|---|---|
| County | Lake County, FL | Lake County, FL |
| City / area | Clermont | Minneola |
| ZIP | 34711, 34715 | 34715 |
| FEMA flood zones (sampled parcels) | all 22 sampled homes outside a flood zone | all 16 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 Ranch Esplanade | Park View at the Hills | |
|---|---|---|
| Homes for sale now | 8 | 7 |
| Under contract | 3 | 2 |
| Asking prices today | $395K to $675K | $550K to $865K |
| Listed in the last 7 days | 0 | 4 |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Highland Ranch Esplanade homes for sale · Park View at the Hills homes for sale.
The homes themselves
| Highland Ranch Esplanade | Park View at the Hills | |
|---|---|---|
| Homes (parcels) | 361 | 125 |
| Built | 2015–2023 (median 2019) | 2020–2024 (median 2023) |
| Typical living area | 2,266 sq ft | 2,975 sq ft |
| Homesteaded (owner-occupied) share | 88% | 43% |
| Vacant lots | 0 | 81 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Highland Ranch Esplanade median | Park View at the Hills median |
|---|---|---|
| 2021 | $430K (7 sales) | $456K (18 sales) |
| 2022 | $467K (26 sales) | $532K (10 sales) |
| 2023 | $496K (23 sales) | $556K (22 sales) |
| 2024 | $537K (23 sales) | $630K (8 sales) |
| 2025 | $488K (20 sales) | $581K (19 sales) |
| 2026 | $528K (34 sales) | $630K (13 sales) |
Since 2021, Highland Ranch Esplanade's median sale price is +23% and Park View at the Hills's is +38% — Park View at the Hills has appreciated faster over that stretch.
How each one trades
| Highland Ranch Esplanade | Park View at the Hills | |
|---|---|---|
| Sale-to-original-list | 96.7% | 96.2% |
| New-construction share of sales | 0% | 92% |
| Typical sold home | 2,179 sq ft | 2,903 sq ft |
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 Ranch Esplanade | Park View at the Hills | |
|---|---|---|
| Elementary | Grassy Lake Elementary | Grassy Lake Elementary |
| Middle | East Ridge Middle | East Ridge Middle |
| High school | Lake Minneola High | Lake Minneola 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 Ranch Esplanade is the lower entry point (median $522K vs $608K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Park View at the Hills; Highland Ranch Esplanade trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Highland Ranch Esplanade (66 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 Park View at the Hills more expensive than Highland Ranch Esplanade?
Yes, on recent sales: the median sale price in Park View at the Hills is $608,000 versus $522,000 in Highland Ranch Esplanade, about 16% higher.
How far apart are Highland Ranch Esplanade and Park View at the Hills?
About a mile straight-line, center to center, both in Lake County; driving distance is usually 15 to 30 percent more.
Which has newer homes, Highland Ranch Esplanade or Park View at the Hills?
Park View at the Hills: its homes were built 2020–2024 with a median year of 2023, versus a median of 2019 in Highland Ranch Esplanade (Florida DOR assessment roll).
Which has bigger homes?
Park View at the Hills. The typical home there is 2,975 sq ft of living area, versus 2,266 sq ft in Highland Ranch Esplanade.
Which has appreciated more, Highland Ranch Esplanade or Park View at the Hills?
From 2021 to 2026 the median sale price rose 23% in Highland Ranch Esplanade and 38% in Park View at the Hills (recorded MLS closings by calendar year).
What high schools serve Highland Ranch Esplanade and Park View at the Hills?
Listings in Highland Ranch Esplanade most often report Lake Minneola High; listings in Park View at the Hills report Lake Minneola High. Zoning is set by the district and can change - verify by address.
Go deeper on each: Highland Ranch Esplanade homes, photos & schools · Park View at the Hills homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.