Live Oak Reserve
Homes for Sale in Oviedo, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Live Oak Reserve right now
🔴 Seller-leaning market. 1.5 months of supply and 43% of the inventory already under contract give sellers the pressure advantage.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 September 20, 2026. Confidence: Medium (7 active and pending listings, 6 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($634K) is up 0.7% from the prior 12 months ($630K) and up 154% since 2012. With about 5 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 September 20. Confidence: Low (6 and 5 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 20, 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
Live Oak Reserve market snapshot (as of September 20, 2026): the median sale price is about $634K ($269 per sq ft over the trailing 12 months of closed sales), a median 5 days on market for closed sales, and 1.5 months of supply, a seller-leaning market. The trailing-12-month median is up 1% from the prior 12 months and up 154% since 2012, computed from record-level Stellar MLS closed sales (6 closings in the current window).
Live Oak Reserve is a community of 258 homes in Oviedo, Seminole County, built between 2001 and 2007 (median 2004), with a median living area of about 2,962 square feet. 86% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Live Oak Reserve. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Live Oak Reserve
Live Oak Reserve
Live Oak Reserve
Live Oak Reserve
Live Oak Reserve
Live Oak Reserve
Live Oak Reserve
Live Oak ReservePhotos from Stellar MLS listings in Live Oak Reserve; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($634K) IS the median in the snapshot above, and the move from 2025 ($630K) IS the +0.7% one-year change.
Windows contain 0 to 26 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 2005 through 2026. Deemed reliable but not guaranteed.
32% of homes for sale in ZIP 32766 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 (2026-09-20).
Live Oak Reserve Market Scorecard
Live Oak Reserve is currently a seller-leaning market. About 1.5 months of supply, a median asking price of $767,500, and homes go under contract in about 135 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Live Oak Reserve Unit One, OVIEDO
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period October 2026 through October 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Live Oak Reserve
Live MLS inventory for Live Oak Reserve. 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 · 72 daysTop listingPending · 57 daysPending · 6 daysPending · 41 daysActive and pending Live Oak Reserve listings as of 2026-10-23, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026. Tap any home to ask about it.
Live Oak Reserve 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 contributors.
Life at Live Oak Reserve
- Playground · reported on 11 of 15 listings
- Pool · reported on 11 of 15 listings
- Park · reported on 10 of 15 listings
- Tennis Court(s) · reported on 10 of 15 listings
- Clubhouse · reported on 9 of 15 listings
- Fitness Center · reported on 9 of 15 listings
- Basketball Court · reported on 6 of 15 listings
- Recreation Facilities · reported on 6 of 15 listings
- Deed Restrictions · reported on 5 of 15 listings
- Pickleball Court(s) · reported on 3 of 15 listings
- Association Recreation - Owned · reported on 2 of 15 listings
- Irrigation-Reclaimed Water · reported on 2 of 15 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
- Seminole County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Partin Elementary · Elementary
- Chiles Middle · Middle
- Hagerty High · High
Zoned schools reflect the assignments reported on recent Live Oak Reserve listings and can change; always confirm with Seminole County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Live Oak Reserve address.
The Live Oak Reserve buying strategy.
If we were buying in Live Oak Reserve 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Live Oak Reserve.
A closer look at the Live Oak Reserve market
At a median of $269 per square foot, Live Oak Reserve 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 1.5 months of supply, a seller-leaning market and the trailing-12-month median up 1% year over year. Homes that do trade take a median 5 days on market, useful leverage on any listing that has lingered.
The housing stock is 258 homes built between 2001 and 2007, and 86% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Live Oak Reserve. 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 Live Oak Reserve 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 5 factors (8.5). Basis: Long-Term Appreciation +154% since 2012; Recent Direction +0.7% year-over-year; Liquidity & Demand 1.5 months of supply; Owner Commitment 86% owner-occupied; Pricing Power 100.0% sale-to-list. Refreshed with each data update.
Tools for a Live Oak Reserve 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 Live Oak Reserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Live Oak Reserve, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Live Oak Reserve home worth?
Get a no-obligation home value based on real comparable sales in Live Oak Reserve, 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 homes for sale in Live Oak Reserve on the map →
Frequently Asked Questions
What is the median home price in Live Oak Reserve?
How long do homes in Live Oak Reserve take to sell?
Is Live Oak Reserve a buyer's or seller's market right now?
How many homes are in Live Oak Reserve?
What share of Live Oak Reserve is owner-occupied?
When were the homes in Live Oak Reserve built?
Have Live Oak Reserve home prices gone up?
Who is the best real estate agent for Live Oak Reserve?
How do I find a top Oviedo real estate agent who knows Live Oak Reserve?
Can Momentum Realty connect me with an agent for Live Oak Reserve?
Nearby Communities
Explore more neighborhoods near Live Oak Reserve with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 23, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (6 streets, ZIP 32766)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2005 (133 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 Live Oak Reserve Unit One fits the bigger picture — live prices, inventory, and Momentum Scores: