Live Oak Reserve Unit One vs Tuscawilla
Two Seminole communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-02.
| Metric | Live Oak Reserve Unit One | Tuscawilla |
|---|---|---|
| Median sale price | $750K | $642K |
| Price per sq ft | $251 | $268 |
| Avg days on market | 30 days | n/a |
| Months of supply | 0.8 mo | 0.0 mo |
| Market | Strong Seller's Market | Balanced Market (limited data) |
| 1-year price change | False | False |
| Recent closings | 32 | 39 |
The verdict
Live Oak Reserve Unit One carries the higher median price — about 17% above Tuscawilla.
Where each one is
Live Oak Reserve Unit One and Tuscawilla are about 6 miles apart (straight-line, center to center) and share Seminole County.
| Live Oak Reserve Unit One | Tuscawilla | |
|---|---|---|
| County | Seminole County, FL | Seminole County, FL |
| City / area | Oviedo | Winter Springs |
| ZIP | 32766 | 32708 |
| FEMA flood zones (sampled parcels) | all 15 sampled homes outside a flood zone | 92% of 13 homes outside a flood zone (Zone X) |
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
| Live Oak Reserve Unit One | Tuscawilla | |
|---|---|---|
| Homes for sale now | 2 | 0 |
| Under contract | 4 | 4 |
| Property types listed | Single Family Residence | - |
Live MLS counts, refreshed with every listing pull. Browse them: Live Oak Reserve Unit One homes for sale · Tuscawilla homes for sale.
The homes themselves
| Live Oak Reserve Unit One | Tuscawilla | |
|---|---|---|
| Homes (parcels) | 258 | 130 |
| Built | 2001–2007 (median 2004) | 1983–1995 (median 1987) |
| Typical living area | 2,962 sq ft | 2,605 sq ft |
| Homesteaded (owner-occupied) share | 86% | 92% |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Live Oak Reserve Unit One median | Tuscawilla median |
|---|---|---|
| 2012 | $250K (3 sales) | $290K (15 sales) |
| 2013 | $406K (4 sales) | $315K (8 sales) |
| 2014 | $385K (15 sales) | $360K (23 sales) |
| 2015 | $360K (17 sales) | $321K (38 sales) |
| 2016 | $375K (26 sales) | $365K (39 sales) |
| 2017 | $390K (13 sales) | $342K (36 sales) |
| 2021 | $538K (4 sales) | $560K (9 sales) |
| 2022 | $570K (9 sales) | $608K (29 sales) |
| 2023 | $700K (5 sales) | $620K (15 sales) |
| 2024 | $765K (5 sales) | $700K (33 sales) |
| 2025 | $630K (5 sales) | $700K (19 sales) |
| 2026 | $634K (6 sales) | $700K (29 sales) |
Since 2012, Live Oak Reserve Unit One's median sale price is +154% and Tuscawilla's is +141% — Live Oak Reserve Unit One has appreciated faster over that stretch.
How each one trades
| Live Oak Reserve Unit One | Tuscawilla | |
|---|---|---|
| Sale-to-original-list | 100.0% | 98.5% |
| New-construction share of sales | 0% | 0% |
| Typical sold home | 2,464 sq ft | 2,620 sq ft |
| Momentum market-heat score | 60 (hot) | 59 (normal) |
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
| Live Oak Reserve Unit One | Tuscawilla | |
|---|---|---|
| Elementary | Partin Elementary | Lawton Elementary |
| Middle | Chiles Middle | Indian Trails Middle |
| High school | Hagerty High | Oviedo 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, Tuscawilla is the lower entry point (median $642K vs $750K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Live Oak Reserve Unit One; Tuscawilla trades that for a more established street and, typically, larger lots.
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 Live Oak Reserve Unit One more expensive than Tuscawilla?
Yes, on recent sales: the median sale price in Live Oak Reserve Unit One is $750,000 versus $642,000 in Tuscawilla, about 17% higher.
How far apart are Live Oak Reserve Unit One and Tuscawilla?
About 6 miles straight-line, center to center, both in Seminole County; driving distance is usually 15 to 30 percent more.
Which has newer homes, Live Oak Reserve Unit One or Tuscawilla?
Live Oak Reserve Unit One: its homes were built 2001–2007 with a median year of 2004, versus a median of 1987 in Tuscawilla (Florida DOR assessment roll).
Which has bigger homes?
Live Oak Reserve Unit One. The typical home there is 2,962 sq ft of living area, versus 2,605 sq ft in Tuscawilla.
Which has appreciated more, Live Oak Reserve Unit One or Tuscawilla?
From 2012 to 2026 the median sale price rose 154% in Live Oak Reserve Unit One and 141% in Tuscawilla (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Live Oak Reserve Unit One — sellers there received 100.0% of the original list price over the last 12 months versus 98.5% in Tuscawilla.
What high schools serve Live Oak Reserve Unit One and Tuscawilla?
Listings in Live Oak Reserve Unit One most often report Hagerty High; listings in Tuscawilla report Oviedo High. Zoning is set by the district and can change - verify by address.
Go deeper on each: Live Oak Reserve Unit One homes, photos & schools · Tuscawilla homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.