Lake County Homes for Sale
Lake County is Central Florida's rolling, lake-dotted northwest edge — Clermont's hills and Mount Dora's charm offer a quieter, more affordable alternative to Orlando, with fast growth along the SR 429 and US 27 corridors and a strong active-adult market.
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"Lake County is Central Florida's rolling, lake-dotted northwest edge — Clermont's hills and Mount Dora's charm offer a quieter, more affordable alternative to Orlando, with fast growth along the SR 429 and US 27 corridors and a strong active-adult market. For buyers that means real negotiating room; for sellers, sharp pricing and a willingness to offer a concession. The county median is a starting point — the number that matters is the one for a specific home in a specific Lake County neighborhood, which is what we price against live comps."
Jon Brooks, founder, Momentum Realty · Updated June 2026
The 60-Second Overview
Lake County snapshot (April 2026): typical home value $364K ($211/sqft), median rent $1,992, about 2,470 active listings, a median 72 days on market, and 24.1% of listings cutting price — a buyer's market. Values are -3.4% over the past year and +5.5% over five years.
Lake County's economy mixes healthcare (AdventHealth and Orlando Health Leesburg/South Lake hospitals), retail and services, a still-meaningful agricultural base, and a large share of residents commuting to Orlando along the SR 429 and the Turnpike. The Villages' southern reach and active-adult growth also support a deep services economy.
Homes for Sale in Lake County
About 2,470 active listings across Lake County right now, median list price $400K at $211/sqft. Browse everything for sale, filter by price, area, and school zone, and ask us about any address.
Condos, townhomes, and starter homes — the lowest-cost way into Lake County and its school zones.
The heart of the market: established single-family homes and newer planned-community product.
Luxury, waterfront, acreage, and custom homes — the county's strongest-resale tier.
Rolled-up counts and medians from Realtor.com, April 2026. Price bands are typical ranges for orientation, not an appraisal.
“Under contract” share = homes under contract ÷ (under contract + active listings) — a forward read on how much of the available inventory buyers have already claimed. In Lake County, 25% of homes for sale are already under contract. Here is the breakdown by price band. Source: MLS data (2026-09-08).
| Price band | % under contract |
|---|---|
| Under $250K | 22% |
| $250K - $350K | 28% |
| $350K - $500K | 26% |
| $500K - $750K | 26% |
| $750K - $1M | 28% |
| $1M - $2M | 20% |
| $2M+ | 14% |
Lake County Market Scorecard
Lake County is a buyer's market: about 2,470 active listings, a median list price of $400,000, 24.1% of them cutting price, and homes going under contract in about 72 days.
Go deeper: county scorecard · all 67 counties · true cost calculator · affordability calculator.
Typical value & rent: Zillow Research. Listings & days on market: Realtor.com, April 2026. Market metrics describe homes for sale and recent sales, not residents.
Should You Buy, Sell, or Invest Here?
More space, hills, and lakes for the money than Orlange, with lots of new construction along the toll-road corridors.
Commuter and retiree demand keeps it steady, though new supply along US 27 and the 429 means realistic pricing.
Lower entry prices and growing commuter demand make Lake an accessible Central Florida rental-and-appreciation market.
Get a Cash Offer in Lake County
Need to sell fast, as-is, or skip the showings? Momentum Offers gets you a real cash offer on your Lake County home in 24 hours — and, because we're a licensed RealTrends-500 brokerage, we'll also show you what the same home would net on the open market, so you can choose with both numbers in front of you.
- Close in as little as 7–14 days
- No repairs, cleaning, or showings
- No financing fall-through
- Pick your move-out date
- Often nets more, even after commission
- Sells 1.25% above MLS average, 8 days faster
- Full marketing & negotiation
- We front the prep with our concierge
Figures are illustrative ranges, not an offer. Your actual cash offer and net-to-seller depend on the home's condition, location, and current Lake County demand. Compare both at our Lake County cash-offer page.
Schools in Lake County
Lake County Schools serves a fast-growing, geographically large county, with the strongest-demand schools in the South Lake (Clermont/Minneola) and the master-planned corridors.
- East Ridge High School (Clermont)
- Lake Minneola High School
- Montverde Academy (private — nationally known)
- South Lake High School
Confirm the assignment in this large, fast-growing district where boundaries shift as new schools open. See school-zone guides →
Taxes, Insurance & Cost to Own
A median-priced Lake County home costs about $2,669/month all-in (mortgage, tax, and insurance, 10% down) against median household income of $69,956. Florida's homestead exemption removes up to $50,000 of assessed value, and Save Our Homes caps annual assessed-value increases at 3% while you keep the homestead.
| Typical property-tax millage | 16.646 mills (~1.66% before exemptions) |
| Avg. homeowners insurance | $1,756/yr (Citizens county avg) |
| Homestead exemption | Up to $50,000 + 3% Save Our Homes cap |
| Est. all-in monthly (PITI) | $2,669/mo on a $364K home |
| Income to buy median home | $106,755/yr (est.) |
At about $1,756 a year on average, Lake is middle-of-the-pack for Florida — manageable, but very address-dependent near the water. Wind-mitigation features earn insurance credits; flood insurance is priced separately by address. Run your own numbers with the true cost calculator.
New Construction in Lake County
Builders pulled 5,342 residential permits last year (+7.1% YoY) — 3,999 single-family and 1,343 multifamily, about 13.4 per 1,000 residents. Active master-planned communities include Bella Collina (Montverde); Hartwood Landing (Clermont); Kings Ridge (55+); Hills of Minneola; Wellness Way corridor. Builders compete on rate buydowns and closing-cost credits; buyer representation matters even on a new build. See active builders →
Population & Migration
Lake County has about 398,696 residents. On a net domestic basis it gained roughly 12,855 people and a net +$781.58M in adjusted gross income in the latest IRS filing year (county-to-county moves within the U.S.; this does not count international migration or births). Domestic arrivals are led by NY, CA, NJ, TX. Migration is the demand engine behind prices: when more income flows in than out, it supports both rents and values.
12-Month Forecast
Expect Lake to keep growing on affordability and the new toll-road access to Orlando, with the Clermont/Minneola corridor leading. Heavy new construction keeps buyers in a strong position and price growth measured.
Cities & Towns in Lake County
The cities and communities that make up Lake County — each its own market with its own prices, schools, and feel.
| Clermont | Hilly, fast-growing South Lake hub near the 429; a fitness-and-lakes lifestyle. |
| Mount Dora | Charming historic lakeside town known for festivals and antiques. |
| Leesburg | Established lakefront city and a regional retail-and-medical center. |
| Tavares | County seat — 'America's Seaplane City' on the Harris Chain. |
| Minneola / Montverde | Booming 429-corridor growth and the elite Montverde Academy. |
Economy & Major Employers
Lake County's economy mixes healthcare (AdventHealth and Orlando Health Leesburg/South Lake hospitals), retail and services, a still-meaningful agricultural base, and a large share of residents commuting to Orlando along the SR 429 and the Turnpike. The Villages' southern reach and active-adult growth also support a deep services economy.
- Lake County Schools
- AdventHealth Waterman / Orlando Health South Lake
- Lake County government
- Publix
- South Lake Hospital
- Lake-Sumter State College
Most of Lake County's higher-wage workers commute to the Orlando metro via the SR 429 and the Turnpike.
A deep, diversified employer base is what underpins housing demand through national cycles. Talk to a local Lake County agent →
Most Popular Communities
The master-planned, golf, waterfront, luxury, and 55+ communities buyers ask about most in Lake County.
| Master-planned | Bella Collina (Montverde), Hartwood Landing (Clermont), Kings Ridge (55+), Hills of Minneola, Wellness Way corridor |
| Golf | Bella Collina, Kings Ridge, Mission Inn Resort (Howey-in-the-Hills) |
| Waterfront | Harris Chain of Lakes (Tavares/Leesburg), Lake Minneola, Clermont chain of lakes |
| Luxury | Bella Collina, lakefront estates on the Harris and Clermont chains |
| 55+ / active adult | Kings Ridge, Del Webb Spring Haven, Esplanade at Highland Ranch |
Lifestyle in Lake County
Lake County is the rare hilly, lake-rich corner of Florida: the Clermont chain and the Harris Chain for boating and bass fishing, the rolling terrain that draws cyclists and triathletes to Clermont's National Training Center, charming Mount Dora's festivals and waterfront, and seaplane culture in Tavares — all within commuting reach of Orlando.
Risks to Weigh
Lake's risks are inland: lake and low-lying flooding in major storms, some sinkhole-prone geology, and rapid-growth strain along the 429 and US 27 corridors. Hurricane exposure is wind-and-rain rather than surge, and insurance runs below the coast.
Every Neighborhood in Lake County
Honest, data-backed guides to 1 Lake County communities, grouped by city. Each has live listings, schools, HOA/CDD costs, and the real trade-offs.
Mount Dora (1)
Recent Developments in Lake County
Development, infrastructure, retail, and school activity affecting Lake County, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated September 2026.
- September 2026Development
Lake County approves the Panther Run rezoning for up to 2,624 homes in the Wellness Way area near Clermont
Lake County commissioners approved a rezoning September 1 for Panther Run, a 2,241 acre project in the Wellness Way area south of Clermont. The plan allows up to 2,624 homes and more than 1 million square feet of commercial and employment space, with the developer responsible for extending County Road 455 to Sawgrass Bay Boulevard as a four lane divided road. About 72.5 percent of the site is planned as lakes, wetlands, parks, trails and open space. Site, engineering, environmental and school concurrency approvals are still required, and the developer says construction could begin as early as 2027.
What it may mean for the marketPanther Run is one of the largest entitlements yet in Wellness Way and adds to a multi year pipeline of new construction in south Lake County, which may keep resale competition elevated for existing homes in the Clermont and Minneola area.
Source: WKMG News 6 (ClickOrlando) - August 2026Infrastructure
Groveland approves a facility plan for a new wastewater plant estimated near 101 million dollars
The City Council approved a resolution adopting a Clean Water Facility Plan, letting Groveland apply for state grants and low interest loans toward a new treatment plant on the north side of town. Officials put the project around 101 million dollars and hope to have it operating by 2031, with redundant power supply and backup systems built in. Public works staff said the intent is to fund it through revenue tied to new growth and outside sources rather than existing customers, who already face a 10 percent water rate increase in October linked to a separate 265 million dollar program approved in 2024.
What it may mean for the marketUtility capacity decisions like this one historically set the pace at which new subdivisions can be permitted in a fast growing city.
Source: WKMG News 6 - August 2026Parks & Amenities
Lake County commissioners approve buying 11 miles of CSX rail line for a Wekiva Trail extension
The board voted Tuesday to acquire an 11 mile stretch of CSX owned railroad that would extend the Wekiva Trail from its current end point in Sorrento toward Mount Dora, Eustis and Leesburg. The Office of Parks and Trails puts the property cost above 20 million dollars, with 23.5 million dollars coming from the Lake Forever bond referendum plus an expected Florida Communities Trust grant and possible tourist development tax dollars. Staff will begin the paperwork but agreed to wait on the outcome of the November property tax amendment before finalizing the purchase agreement.
What it may mean for the marketRail to trail corridors have historically lifted buyer interest in adjacent parcels and downtown storefronts along the route.
Source: Spectrum News 13 - August 2026Development
Clermont advances West End Plaza, a four building mixed use plan on West Minneola Avenue
The West End Plaza proposal at 821 W. Minneola Avenue covers about 0.635 acres and would place ground floor retail and restaurant space beneath residences arranged around a shared landscaped courtyard. Commercial uses are capped at a combined 6,000 square feet and the plan allows up to 16 dwelling units at a maximum density of 25 units per acre. Applicant Patrick Bianchi of VP Development Enterprises took the plan to the Planning and Zoning Commission, which recommended approval on August 4, while the city separately works through a downtown parking garage.
What it may mean for the marketA small footprint vertical project could test whether downtown Clermont rents support infill of this type, and parking decisions may shape what follows.
Source: GrowthSpotter - August 2026Development
Mixed use community proposed along U.S. 27 in Leesburg
An Orlando developer is planning the Palmetto Drive mixed use community along U.S. 27 in Leesburg, with up to 56 detached single family homes, 40 townhomes, and a two story commercial building with 38,000 square feet of ground floor retail and up to 35 condos above, per GrowthSpotter on August 6, 2026.
What it may mean for the marketAdds to the residential pipeline on the U.S. 27 corridor; the plan is early stage and subject to city approvals.
Source: GrowthSpotter - July 2026Builder Activity
Pulte starts site work at the 290 lot Stonehill community and files phase 2
Pulte has begun site development at Stonehill, a 290 lot single family community on about 133 acres along State Road 19 at the southern edge of Howey in the Hills, and has filed construction plans for the second phase. Phase 2 covers 84 lots on roughly 52.84 acres along the east side of SR 19 south of Revels Road, following a 118 lot first phase at the southeast corner of SR 19 and Revels Road. Pulte bought the property from Revels Road Investors LLC in March for 16 million dollars.
What it may mean for the marketAdditional Pulte phases along the SR 19 corridor could broaden new construction choices in this part of Lake County, though absorption historically depends on the pace at which phases are released.
Source: GrowthSpotter - July 2026Civic
Minneola advances a one year pause on new data centers
Minneola has moved a proposed one year moratorium on new data centers to a second and final reading at its July 21 council meeting. The city attorney said the pause is meant to give staff time to research and draft regulations for future applications rather than to take a position on data centers. The Lake County Board of County Commissioners has separately backed a one year moratorium of its own.
What it may mean for the marketMoratoria of this kind can redirect large power intensive site demand elsewhere in the near term while local rules are written, though effects on residential land use would likely take longer to appear.
Source: GrowthSpotter - July 2026Retail & Dining
Minneola council advances a grocery anchored plaza at US 27 and Sullivan Road
Minneola City Council voted 4 to 1 to approve the preliminary plat and site plan for a 21 acre grocery anchored shopping center by Blackfin Partners at US 27 and Sullivan Road. Plans include a roughly 48,000 square foot grocery store with an attached 3,000 square foot liquor store, a 7-Eleven convenience store with fuel and eight outparcels, with conditions covering an FDOT reviewed traffic signal, drainage work and a lighting plan.
What it may mean for the marketA committed grocery anchor on this stretch of US 27 may shorten errand trips for nearby subdivisions and could support land values along the south Minneola corridor.
Source: GrowthSpotter - July 2026Civic
Lake County holds community workshops on its draft 2050 Comprehensive Plan
Lake County received the draft of its 2050 Comprehensive Plan from consultant Kimley-Horn and opened a public engagement window with workshops, including sessions at Umatilla High School on July 8 and Aurelia M. Cole Academy in Clermont on July 9. The plan will guide future land use, housing, transportation, conservation and infrastructure decisions over the next 10 to 25 years.
What it may mean for the marketThe comprehensive plan update will shape where and how future growth is allowed across Lake County, but it remains a working draft subject to change.
Source: Lake County Economic Development - July 2026Development
Hanover consolidates Leesburg holdings into a roughly 2,000 home district
Hanover is combining its Banning Ranch project with other communities it controls in the Leesburg area into a coordinated district planned for about 2,000 homes, with a community development district structure in the works. The framework ties together several land positions including the 74 acre Blake Ridge property bought in 2025.
What it may mean for the marketConsolidated district governance could streamline infrastructure financing and phasing, which may accelerate homebuilding timelines in the Leesburg area.
Source: GrowthSpotter - June 2026Development
Lake planners advance Tiger Paw Estates single family plan near Groveland
Lake County's Planning and Zoning Board unanimously backed a developer request to replace unbuilt vacation homes and duplexes with estate style single family homes in a Groveland area subdivision. The proposed Tiger Paw Estates would hold 29 single family units on 47.8 acres straddling Phillips Road just south of County Road 565A. The change now heads to county commissioners.
What it may mean for the marketThe swap may point to continued builder preference for lower density single family product in the Groveland corridor, though final commission approval is still pending.
Source: GrowthSpotter - June 2026Development
UP Development files plans for Clermont Hills townhomes and a Wawa on SR 50
Tennessee-based UP Development is seeking City of Clermont permits for Clermont Hills, a roughly 45-acre mixed-use planned unit development at SR 50 and Emil Jahna Road planned for up to 244 fee-simple townhomes. The plan also includes a Wawa fuel station, a self-storage facility and several commercial lots, with a pool and cabana as community amenities.
What it may mean for the marketIf permits are approved, horizontal work could begin and may add for-sale townhome inventory along the SR 50 corridor.
Source: GrowthSpotter - June 2026Development
Lake County zoning board backs a Skorman 212-unit apartment plan near Clermont
The Lake County Planning and Zoning Board voted in favor of Hartle Hills Apartments, a 212-unit community proposed by Orlando-based Skorman Development on about 17.9 acres near CR 455 and SR 50 in unincorporated Clermont. The plan requests a land use change to a planned unit development and rezoning from agriculture, with amenities such as a clubhouse, pool, pickleball court and dog park.
What it may mean for the marketA favorable board vote is one step in the approval process and could expand rental supply just outside Clermont city limits if it advances.
Source: GrowthSpotter - May 2026Development
Groveland zoning board advances small-bay industrial space near Ford Commerce Park
The Groveland Planning and Zoning Board advanced a proposed small-bay industrial project near Ford Commerce Park aimed at smaller businesses. The proposal is part of a broader push to add flexible warehouse and light-industrial space around Groveland.
What it may mean for the marketAdded small-bay industrial inventory may give local businesses more options, though the project still needs further approvals to proceed.
Source: GrowthSpotter - April 2026Development
Lake County board denies a settlement tied to a proposed KB Home subdivision near Clermont
The Lake County Board of County Commissioners denied a settlement agreement that would have supported a proposed KB Home subdivision near Clermont. The vote leaves the project's path uncertain.
What it may mean for the marketThe denial could delay or reshape the proposed subdivision, and the outcome may depend on any future negotiations between the builder and the county.
Source: GrowthSpotter - April 2026Builder Activity
Brookfield Kolter buys about 680 acres in Leesburg for Grace Groves
Brookfield Kolter Land Partners closed on roughly 680 to 700 acres near U.S. 27 in Leesburg for about 27.8 million dollars to build Grace Groves, a master-planned community approved for around 1,700 homes. Plans indicate a mix of single-family lots and villa or townhome product across the site.
What it may mean for the marketA land purchase at this scale could bring a large volume of new homes to the Leesburg area over time, subject to phasing and market conditions.
Source: GrowthSpotter - March 2026Development
Clermont approves land use and zoning changes for Ivey Ridge
The Clermont City Council approved a comprehensive plan amendment and rezoning for Ivey Ridge, a purpose-built rental home community previously approved for up to 155 single-family homes. The approval clears the way for the long-pending project to move toward vertical construction.
What it may mean for the marketThe approval may allow construction to begin and could add build-to-rent housing within Clermont if the project proceeds on schedule.
Source: GrowthSpotter - February 2026Development
Dominium approved for income-restricted apartments in Leesburg
Dominium received approval for a roughly 276-unit garden-style apartment community on about 18.7 acres near U.S. 27 and CR 25A in Leesburg. The units are planned as rent-restricted housing for households earning no more than 60 percent of the area median income.
What it may mean for the marketThe project could add income-restricted rental supply in Leesburg, though delivery timelines for such communities can vary.
Source: GrowthSpotter - February 2026Civic
Lake County leaders discuss development rights at a joint workshop in Leesburg
County commissioners and staff from multiple Lake County cities gathered in Leesburg for a joint workshop on development rights, entitlements and related growth-management topics. The session was framed as a coordination effort amid ongoing development pressure.
What it may mean for the marketAlignment among county and city officials on entitlements could influence how future projects are reviewed, though no binding decisions were reported from the workshop itself.
Source: GrowthSpotter
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in the Orlando Metro.
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