Oakland
Housing Market
Median sale price $548,500, up 18.2% year over year, with homes going under contract in about 51 days, 14 homes on the market.
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Housing Market Analyst
Inventory sits at 4.2 months of supply — balanced by the 3-to-6-month balanced benchmark, and 55% of listed homes are already under contract. Prices are up 18.2% versus the prior year and sellers are still collecting 95.2% of asking. Taken together, the data points to a seller-leaning market.
Who has leverage right now
Leverage scores are derived from the Momentum Score (supply, demand, speed, pricing power, and trend). Right now the data favors sellers.
- Prices — balanced supply argues for a sideways market; condition and pricing decide individual outcomes.
- Inventory — building over the tracked window; watch whether that holds through the season.
- Negotiating power — sellers hold the leverage while 55% of inventory sits under contract.
- Mortgage sensitivity — at 5.3× income, this market is highly sensitive to rate moves; rate relief tends to show up in demand here quickly.
Derived from current Oakland data, not a prediction or guarantee. Markets move; talk to an agent before acting on any single reading.
One inventory number hides four different markets
Months of supply = active listings ÷ monthly sales pace, bucketing communities by their recent median. 3–6 months is the balanced band.
Where Oakland is hot — and where it isn't
Each dot is a community (15 shown, sized by sales volume rank). Click any dot to open its full neighborhood guide.
The read on Oakland
The median sale price across Oakland currently stands at $548,500, up 18.2% from a year ago. Buyers are paying a median of $251 per square foot. The typical home goes under contract in about 51 days. Sellers are capturing 95.2% of their original asking price on average.
There are 14 active listings on the market, with 6 more already under contract. At the current sales pace that works out to 4.2 months of supply — roughly balanced conditions by the standard six-month benchmark. 46 homes closed here over the trailing 12 months.
Oakland prices sit above the Orange County median by roughly 20%. Zillow's home value index for Orange County stands at $404,958. About 26% of listings county-wide have taken a price cut — a useful gauge of seller flexibility.
Weighing supply, demand, speed, pricing power, and trend together, the Momentum Score for Oakland is 73 of 100 — healthy market territory. This page recalculates every day as new MLS data lands, so the numbers above reflect the market as of August 6, 2026.
Oakland since 2014 — and where it’s heading
A median home here sold for $267,375 in 2014 and $961,680 over the last recorded year — 260% appreciation across 12 years of recorded sales. Cash buyers took 24% of recent sales, down from a 29% peak.
Median sale price · 2014–2026 (459 recorded sales)
Days on market by year
Cash buyers · share of sales
Home value trend · Orange County (Zillow ZHVI)
For-sale inventory · county (Zillow)
Daily active vs pending · Orange County (MLS)
What’s driving Oakland
Top inbound states: NY, CA, NJ, TX. Movers arriving report ~$66,457 average income. Source: IRS SOI county-to-county migration, 2022-2023
4,204 Citizens policies in force in Orange County — the state-backed insurer of last resort. Budget insurance into any Orange purchase before you fall in love with a house. Source: Citizens Property Insurance, Detail by County, April 2026
4,221 single-family · 8,919 multi-family · 9.1 per 1,000 residents. Future supply pressure starts here. Source: U.S. Census Bureau, Building Permits Survey, 2025
The calls we’re making from today’s data
The sharpest 1-yr median swing among tracked communities. Thin samples can exaggerate swings — verify with a comp analysis before treating it as trend.
The most crowded shelf in the market. Sellers here are competing hardest — which means overpaying in this band is the most avoidable mistake in Oakland right now.
The tightest band — sellers in this range hold the most leverage, and buyers should walk in with financing done and terms clean.
Sellers: price to the last 60 days of comps, not the peak — well-prepared listings are still commanding strong terms. Buyers: get underwritten now so you can move when the right house hits.
Generated from today’s data by Momentum’s analysis engine and reviewed on a rolling basis by our broker team.
How it stacks up across Orange County
| Market | Median | Active | Score | |
|---|---|---|---|---|
| Oakland ← this page | $548K | 14 | 73 | |
| Orlando | $408K | 1,352 | 58 | Open → |
| Winter Garden | $595K | 299 | 62 | Open → |
| Apopka | $395K | 236 | 70 | Open → |
| Windermere | $640K | 123 | 58 | Open → |
| Winter Park | $447K | 92 | 62 | Open → |
Neighborhoods on the move
| Oakland Trls Ph 2Oakland | $539K | ▲ 10% |
| OAKLAND TRLS PH 1Oakland | $539K | ▲ 4% |
| OAKLAND TRLS PH 1Oakland | $539K | ▼ 4% |
| Oakland Trls Ph 2Oakland | $539K | ▼ 10% |
| BRILEY FARMOakland | $3.08M | 1 |
| LONGLEAF/OAKLAND REPOakland | $495K | 1 |
| OAKLAND TRAILSOakland | $482K | 1 |
| OAKLAND TRLS PH 1Oakland | $539K | 91 days |
| Oakland Trls Ph 2Oakland | $539K | 91 days |
Oakland ZIP codes
Most active communities
Put this data to work
The questions people actually ask
Should I buy a house in Oakland right now?
The data says conditions currently favor sellers in Oakland — the Momentum Score reads 73/100 with 4.2 months of supply. Buyers should come fully underwritten; sellers still set the pace here. The right timing always depends on your rate, your equity, and how long you plan to stay — not just the market.
Is Oakland becoming more affordable?
No — the median sale price in Oakland is $548,500, up 18.2% versus the prior year, while sellers still capture 95.2% of asking price. Rising prices mean waiting has a cost; affordability hinges mostly on your rate.
Where are prices falling fastest in Oakland?
Among tracked communities with enough sales to measure, the sharpest 1-year median declines are OAKLAND TRLS PH 1 (4%); Oakland Trls Ph 2 (10%). Note that community-level medians move on small sale counts — a few high- or low-end closings can swing them — so treat these as leads for a comp analysis, not verdicts.
Which Oakland neighborhoods are most competitive?
Measured by speed of sale, the fastest-moving tracked communities right now are OAKLAND TRLS PH 1 (91 days); Oakland Trls Ph 2 (91 days) — homes there go under contract well ahead of the market-wide pace of 51 days.
How does Oakland compare to the rest of Orange County?
Oakland's median of $548,500 runs 20% above the county-wide median of $458,500, and homes here take 51 days to go under contract versus 42 county-wide.
Oakland housing market FAQ
What is the median home price in Oakland?
The median sale price in Oakland is currently $548,500, up 18.2% from a year ago, based on MLS sales data updated August 6, 2026.
Is Oakland a buyer's or seller's market right now?
The data currently favors sellers. Oakland scores 73 of 100 on the Momentum Score, with 4.2 months of housing supply. Conditions change; this page updates daily.
How long do homes take to sell in Oakland?
The typical home in Oakland goes under contract in about 51 days, per current MLS data.
How many homes are for sale in Oakland?
There are approximately 14 active listings in Oakland as of August 6, 2026.
Are home prices in Oakland rising or falling?
Median sale prices are up 18.2% year over year based on a rolling comparison of MLS sales.
Momentum agents use this intelligence every day to price listings and write winning offers across Oakland. Talk through what the numbers mean for your move.
Every number on this page is computed directly from licensed Florida MLS feeds, recorded public sales, Zillow Research, and U.S. Census data — nothing is manually adjusted or estimated by hand. Medians use recorded closed sales; supply figures use live listing counts refreshed twice daily; the Momentum Score methodology is summarized .
Analyst oversight: Jon Brooks — Co-Founder, Momentum Realty · CEO, Momentum Research · Housing Market Analyst · methodology reviewed quarterly · Last data refresh: August 6, 2026 at 7:18 PM ET
Statistics on this page are computed automatically from licensed MLS feeds and public data sources (Zillow Research, U.S. Census Bureau) and summarized without manual review. Figures are estimates based on recent recorded activity, are deemed reliable but not guaranteed, and should be verified with a licensed agent before making decisions. This page does not constitute an appraisal or an automated valuation of any specific property. Momentum Realty is licensed in Florida and Georgia. Equal Housing Opportunity.