Amber Woods
Homes for Sale in Spring Hill, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $305,000, $121 per square foot, a median 1 days on market, sellers accepting 100% of original asking. At the median price and Hernando County's FY2025-26 rate of 18.64 mills, annual property tax runs about $5,680 ($4,910 with the full homestead exemption).
Part of Amber Woods, Spring Hill, FL — see all Amber Woods homes for sale (0 listings across 4 sections in the MLS).
Amber Woods Ph I is a small, established pocket of Spring Hill with 101 homes and a build window that stretches from 1986 to 2024, though the median year built sits at 1993. That spread means condition and updates, not just square footage, do a lot of the work in pricing any individual listing here — a 1990s-built home that has been renovated will show and price differently than one that has not, even sitting on the same street.
The size of the typical home is the more distinctive fact: a median living area over 3,000 square feet is large for this kind of neighborhood-scale community. Combined with a homestead share near 78%, this reads as a community built around owner-occupied, longer-hold living rather than fast turnover. For sellers, that argues for patience and a listing that leans on space and layout. For buyers, it means inventory doesn't churn constantly, so timing a search matters.
The 60-Second Overview
Amber Woods market snapshot (as of September 12, 2026): the median sale price is about $305K ($121 per sq ft over the trailing 12 months of closed sales), and a median 1 days on market for closed sales.
Amber Woods Ph I is a modest-sized Spring Hill community of 101 homes built across nearly four decades, anchored by a median construction year of 1993 and a notably spacious median home size just over 3,000 square feet.
Who Amber Woods is best for.
Best for
- Buyers prioritizing overall home size and layout over community amenities
- Buyers comfortable evaluating condition and updates across a wide range of build years
- Buyers planning a longer hold who value an established, low-turnover setting
Probably not for
- Buyers who want a clubhouse, pool, or other built-in amenity package
- Buyers who want a single-builder community with uniform floor plans
- Buyers seeking a newer-construction-only search, given the median build year of 1993
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($305K) IS the median in the snapshot above.
Windows contain 0 to 3 sales each (3 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 2013 through 2026. Deemed reliable but not guaranteed.
29% of homes for sale in ZIP 34609 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 (2026-09-08).
Recent Developments in Amber Woods Ph I
Development, infrastructure, retail, and school activity affecting Amber Woods Ph I, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Infrastructure
Brooksville-Tampa Bay Regional Airport receives $13.6 million federal grant
The Brooksville-Tampa Bay Regional Airport received a $13.6 million federal grant from the U.S. Economic Development Administration for roads, drainage, utilities, electrical service, and converting an unused 5,000-foot runway into a modern taxiway. The work will prepare about 600 acres of airport land for aviation and aerospace company development.
What it may mean for the marketAirport infrastructure funding readies roughly 600 acres for aviation and aerospace facilities, strengthening the area industrial and employment base. The project is about 11 miles northeast of Amber Woods Ph I, elsewhere in Hernando County.
Source: Hernando Sun - July 2026Development
Board approves height allowance increase at One Hernando Center
The Hernando County Commission unanimously approved raising the maximum building height from 60 feet to 85 feet for One Hernando Center, a 146-acre industrial distribution development east of Kettering Road in Brooksville. The added height accommodates automated storage and retrieval systems for uses such as cold storage and manufacturing.
What it may mean for the marketA 146-acre industrial distribution park advances with taller warehouse capacity, adding to the area logistics and manufacturing footprint. The project is about 15 miles northeast of Amber Woods Ph I, elsewhere in Hernando County.
Source: Hernando Sun - June 2026Development
Hernando School Board signs off on two large housing developments
On June 9 the Hernando County School Board approved school concurrency for two subdivisions between I-75 and Lockhart Road: Black Jack Ridge with up to 978 houses and Ginny Grove with up to 907 units. The board determined area schools have sufficient capacity to accommodate the new developments.
What it may mean for the marketTwo large residential subdivisions totaling roughly 1,885 homes are cleared to advance in the I-75 corridor, expanding the local housing supply pipeline. The project is about 16 miles northeast of Amber Woods Ph I, elsewhere in Hernando County.
Source: Hernando Sun - May 2026Infrastructure
County Line Road widening moves forward
Hernando County commissioners unanimously approved a funding strategy to widen County Line Road between Mariner Boulevard and the Suncoast Parkway, a project shared with Pasco County and FDOT. Land acquisition is budgeted at $20 million and construction at $65 million, with funds set aside in the Five-Year Capital Improvement Program.
What it may mean for the marketA long stalled County Line Road widening advances toward funding, improving a key east-west corridor at the Hernando and Pasco boundary. The project is about 6 miles north of Amber Woods Ph I, elsewhere in Hernando County.
Source: Hernando Sun - April 2026Development
New mixed-use development planned on State Road 52 in central Pasco
A mixed-use development planned on State Road 52 in central Pasco County, next to Pilot Country Airport, would add 108 single-family homes, about 175,000 square feet of commercial and retail space, and a 120-room hotel, with completion expected around 2030.
What it may mean for the marketA new mixed-use community adds housing, retail, and lodging along the State Road 52 corridor in central Pasco, the kind of growth that can shape demand and pricing for nearby communities. The site is about 9 miles southeast of Amber Woods Ph I.
Source: Tampa Bay Times - January 2026Development
Moffitt Cancer Center opens flagship outpatient center at its new Speros FL campus in Pasco
Moffitt Cancer Center held the grand opening of its flagship outpatient cancer center in January 2026 at Speros FL, its large new campus on State Road 52 in Pasco County. The campus is planned as a long-term life sciences and medical hub expected to bring substantial employment to the area.
What it may mean for the marketA large new medical and life sciences campus is a long-term employment anchor for central Pasco, a structural demand driver for housing in the surrounding area. The site is about 6 miles southeast of Amber Woods Ph I.
Source: WUSF
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 Northeast Florida.
The Amber Woods buying strategy.
If we were buying in Amber Woods 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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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 Amber Woods.
Size over amenities
There's no HOA-run clubhouse or amenity package showing up in current MLS listings for Amber Woods Ph I — what you're buying into is the house itself and the lot it sits on, not a shared recreation package. That's worth knowing going in: this is a community where the home's square footage and layout carry the value proposition, not a pool or gate.
The build-year range (1986 to 2024) means Amber Woods Ph I isn't a single-phase, single-builder subdivision with matching floor plans. Expect real variation in architectural style, lot orientation, and how much has been updated. A buyer touring five homes here should expect five different stories on age of roof, kitchen, and mechanicals — due diligence on condition matters more than it would in a newer, single-builder community.
The location and the amenities are priced into every listing in Amber Woods. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with a wide build-year spread and no amenity package to lean on, pricing comes down to comparables that actually match on condition and square footage — not just address. We pull the right comps, walk the property with an eye on what's original versus updated, and help you price or offer with that nuance built in rather than guessed at.
Amber Woods in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Amber Woods 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 Amber Woods sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Amber Woods, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Amber Woods home worth?
Get a no-obligation home value based on real comparable sales in Amber Woods, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Amber Woods?
How long do homes in Amber Woods take to sell?
Who is the best real estate agent for Amber Woods?
How do I find a top Spring Hill real estate agent who knows Amber Woods?
Can Momentum Realty connect me with an agent for Amber Woods?
Should you buy in Amber Woods?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2013 (9 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.
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