Blackwater Oaks
Homes for Sale in Eustis, FL
All 224 homes for sale in EUSTIS, FL · median $385,000 · 68 homes for sale in 32736 · Lake County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 8 closed sales in Blackwater Oaks in Eustis, FL since 2012, the most recent in June 2026. Across Eustis as a whole, 193 homes closed in the last 12 months at a median of $372,234, 52 median days on market, with 42 homes for sale today. At that median and Lake County's FY2025-26 rate of 16.65 mills, annual property tax runs about $6,200 ($5,530 with the full homestead exemption).
Blackwater Oaks in Eustis is a small, established pocket of 53 homes with a build era spanning 1970 through 2023 and a median year built of 1993 - meaning the bulk of the stock has some age on it, mixed with newer infill. With zero active listings in the current snapshot, there is nothing on the market to benchmark against right now, so pricing here has to be read from comparable sales history rather than live inventory.
The median living area of 1,344 square feet points to a community built around modest, efficient floor plans rather than larger-format homes. Roughly a third of homes carry a homestead exemption, which tells you this is a mix of long-held and turnover-ready properties rather than a community dominated by one ownership pattern. For a buyer, that mix means condition and update history will vary house to house - worth a close look at each individual listing rather than assuming uniformity across the neighborhood.
The 60-Second Overview
Blackwater Oaks is a modest-scale Eustis community of 53 homes spanning five decades of construction, with no active listings at the moment and no formal amenities identified from MLS records - a straightforward, unadorned residential pocket rather than an amenity-driven development.
Stellar MLS sales records identify 11 homes in Blackwater Oaks that have changed hands since 2005, built between 1975 and 2022 (median 2001), with a median living area of about 1,344 sq ft and a typical 3-bedroom, 2-bath layout. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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.
Who Blackwater Oaks is best for.
Best for
- Buyers who want a modest-sized home and are flexible on exact build year, given the 1970-2023 range
- Buyers willing to wait and act quickly once a listing surfaces in a small, 53-home pool
- Buyers not seeking community amenities, since none are identified from current MLS records
Probably not for
- Buyers who need to compare multiple active listings side by side before deciding
- Buyers specifically seeking a newer-construction, single-vintage subdivision
- Buyers who want amenity-driven communities as part of the value proposition
The market around Blackwater Oaks
Blackwater Oaks is too small for its own price trend, so here is the market around it.
In ZIP 32736, 103 homes are on the market and 32% are under contract — a fast-moving corner of Eustis.
Across Lake County, 3,179 homes are active and 1,077 pending (25% under contract).
In ZIP 32736 (EUSTIS), 170 homes closed in the last 12 months at a median of $500K ($235/sq ft), up 5.4% year over year, with a median 45 days on market. Right now 27 active and 12 pending listings put supply at about 8.7 months - a buyer's market. See the live ZIP 32736 housing market and the Lake County market.
ZIP and county figures describe the wider market, not Blackwater Oaks specifically. Momentum Research analysis of MLS records.
The Blackwater Oaks buying strategy.
If we were buying in Blackwater Oaks 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 Blackwater Oaks.
A Small Inventory, A Wide Build Era
The defining fact about Blackwater Oaks is scale: 53 total homes is a small enough count that a handful of sales can shift the read on the community meaningfully. The year-built range of 1970 to 2023 is unusually wide for a neighborhood this size, which means buyers touring here should expect real variation in construction style, systems age, and layout from one address to the next - this is not a single-phase, single-builder subdivision.
With zero active listings as of this snapshot, there is currently no live market to shop. That is a signal in itself: buyers interested in this pocket should set up a standing watch rather than expect ongoing choice, and sellers weighing a listing here should know they would likely be the only offering on the market at that moment, for better or worse.
The location and the amenities are priced into every listing in Blackwater Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A community with no active listings and a 50-plus-year build span is not one where a generic search tool tells you much. We track Blackwater Oaks specifically so that when something does list, or when an off-market opportunity surfaces, you hear about it immediately - and we pull the actual sales and permit history on a given address before you tour it, since age and condition vary house to house here.
Blackwater Oaks 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 Blackwater Oaks 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 Blackwater Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Blackwater Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Blackwater Oaks home worth?
Get a no-obligation home value based on real comparable sales in Blackwater Oaks, 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 all homes for sale in Eustis →
Should you buy in Blackwater Oaks?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 12, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2012 (8 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 local comps.
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See how Blackwater Oaks fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Blackwater Oaks
Where is Blackwater Oaks?
Blackwater Oaks is a community in EUSTIS, Lake County, Florida, ZIP 32736.
Are there homes for sale in Blackwater Oaks right now?
No active listings inside Blackwater Oaks at the last feed refresh. In ZIP 32736, 103 homes are on the market and 32% are already under contract.
Does Blackwater Oaks have an HOA or CDD?
No HOA is on record for Blackwater Oaks in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
More Eustis & Lake County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Lake County or the full Neighborhood Finder.
Nearby Communities
Explore more neighborhoods near Blackwater Oaks with Momentum Realty’s local guides.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Lake County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Lake County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
BLACKWATER OAKS Market Scorecard
BLACKWATER OAKS is currently a no active listings market. Limited supply, a median asking price of n/a.
Typical home value in the 32736 ZIP is $478,543, about 14.6% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.