ARISTA
Homes for Sale in VALRICO, FL
True comps, carrying-cost math, and listings before the portals.
Arista Valrico is a small, single-phase community built out between 2005 and 2007, and everything about how it trades ties back to that homogeneity. With a median living area near 3,649 square feet, these are larger-format homes on a fixed building stock - there is no newer inventory coming in behind it and no smaller starter product mixed in to widen the pool of buyers. That narrows who's shopping here at any given time and makes each listing count.
Two active listings against 72 total homes and a months-supply reading of 24 tells you this is a thin, buyer-leaning market right now - sellers are not competing against a flood of listings, but there also isn't much urgency being created by scarcity alone. With only one closing in the most recent window, pricing here gets set listing by listing rather than by a running stream of comparable sales, so condition and how a home is positioned matter more than chasing a market trend.
ARISTA right now
🟢 Buyer-leaning market. 24.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 August 2, 2026. Confidence: Low (2 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 2, 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
Arista Valrico is a gated, deed-restricted community of 72 homes built in a tight 2005-2007 window, with a homestead share of roughly 74% pointing to a base of owner-occupied households rather than transient or investment turnover.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of ARISTA. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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ARISTAWho ARISTA is best for.
Best for
- Buyers wanting a larger-format home (median near 3,649 sq ft) in a gated, deed-restricted community.
- Buyers comfortable evaluating a single home on its own condition rather than a stream of recent comps.
- Buyers with flexible timing who can wait for the right listing rather than choosing from many at once.
Probably not for
- Buyers who want a wide selection of active listings to compare side by side.
- Buyers expecting frequent recent sales data to anchor an offer price.
- Sellers expecting a fast, high-volume market to move a listing quickly.
The market around ARISTA
ARISTA is a small community — 46 recorded sales on file, most recently in 2025 — too few for its own price trend. Here is the market around it.
In ZIP 33594, 154 homes are on the market and 37% are under contract — a fast-moving corner of VALRICO.
Across Hillsborough County, 6,259 homes are active and 2,098 pending (25% under contract).
The housing mix here is 98% single family residence, 1% ?, 1% townhouse.
ZIP and county figures describe the wider market, not ARISTA specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in ARISTA, VALRICO
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 August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in ARISTA
Live MLS inventory for ARISTA. 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 and pending ARISTA listings as of 2026-08-20, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2008 through 2026. Tap any home to ask about it.
ARISTA 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, tiles © CARTO.
Life at ARISTA
- Deed Restrictions · reported on 2 of 3 listings
- Gated Community - No Guard · reported on 2 of 3 listings
- Irrigation-Reclaimed Water · reported on 1 of 3 listings
- Gated Community · reported on 1 of 3 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
- Hillsborough County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Hillsborough County Public Schools (verify by address) · Public
- Confirm zoned elementary, middle, and high · By address
- Magnet and choice options may apply · Choice
Zoned schools reflect the assignments reported on recent ARISTA listings and can change; always confirm with Hillsborough County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any ARISTA address.
The ARISTA buying strategy.
If we were buying in ARISTA 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 ARISTA.
A fixed-inventory community
Because every home in Arista Valrico dates to the same three-year build window, the community reads as a single cohesive product rather than a mix of eras and floor plans. That's an advantage for predictability - buyers know roughly what era of construction, systems, and layout they're getting - but it also means the market here doesn't get refreshed with new supply. What's on the market is what exists, full stop.
The current posture - two active listings, a 24-month supply reading, and just one closing in the last window - is the definition of a quiet market. That's not necessarily a bad thing for a seller with a well-maintained, larger-format home in a gated setting; it just means the buyer pool has to find you, and pricing has to hold up on its own merits rather than riding recent comps. For buyers, it means patience and negotiating room, since there is little competitive pressure pushing offers up.
The location and the amenities are priced into every listing in ARISTA. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A community this thin - 72 homes, two active listings - doesn't generate much public market data to work from, so pricing and timing decisions need a broker who is tracking this specific pocket of Valrico rather than relying on broad Hillsborough averages. We watch what actually moves here, verify HOA and amenity details directly rather than assuming they're current, and help you decide whether a slow market works in your favor or against it.
ARISTA in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA. Confirm current dues
- 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 ARISTA 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 ARISTA sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in ARISTA, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your ARISTA home worth?
Get a no-obligation home value based on real comparable sales in ARISTA, 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 ARISTA on the map →
Arista Market Scorecard
Arista is currently a strong buyer's market. About 24.0 months of supply, a median asking price of $580,000, and homes go under contract in about 62 days.
Typical home value in the 33594 ZIP is $371,684, about 19.0% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is ARISTA a buyer's or seller's market right now?
How many homes are in ARISTA?
What share of ARISTA is owner-occupied?
When were the homes in ARISTA built?
Do cash buyers compete in ARISTA?
What schools serve ARISTA?
Who is the best real estate agent for ARISTA?
How do I find a top VALRICO real estate agent who knows ARISTA?
Can Momentum Realty connect me with an agent for ARISTA?
Should you buy in ARISTA?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near ARISTA with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (community parcel extract) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2008 (21 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 your area comps.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how ARISTA fits the bigger picture — live prices, inventory, and Momentum Scores:
Arista appears in these guides