Cascades/Groveland Ph 3
Homes for Sale in Groveland, FL
True comps, carrying-cost math, and listings before the portals.
Cascades/Groveland Ph 3 is a built-out community of 273 homes constructed between 2006 and 2020, with the median home dating to 2014. That construction window matters: you are buying homes that are past their new-build teething stage but not yet old enough to need major systems overhauls across the board. Price here is driven far more by condition, updates, and lot than by any headline number, so the single figure that anchors the market tells you less than what you see when you walk the house.
The standout data point is the homestead share: at 89%, this is overwhelmingly owner-occupied. That tends to mean well-kept homes and a slower, less speculative resale pace. For a seller, it means your competition is other primary residences that show pride of ownership, so presentation and condition decide who wins. For a buyer, it means inventory is genuinely lived-in and you should underwrite on updates, not on the assumption that flips are setting the comps.
Who Cascades/Groveland Ph 3 is best for.
Best for
- Primary-residence buyers wanting a stable, established neighborhood rather than new construction
- Buyers targeting roughly 2,000 square feet who value a home already broken in but not aged out
- Buyers willing to pay a premium for documented updates and maintained systems
Probably not for
- Investors seeking a high-turnover, rental-heavy community
- Buyers who need a broad range of floor plans, sizes, and price points to choose from
- Buyers unwilling to budget for roof or HVAC timing on the older end of the build range
The market around Cascades/Groveland Ph 3
Cascades/Groveland Ph 3 is a small community — 3 recorded sales on file, most recently in 2017 — too few for its own price trend. Here is the market around it.
Across Lake County, 3,176 homes are active and 1,107 pending (26% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Cascades/Groveland Ph 3 specifically. Momentum Research analysis of MLS records.
The Cascades/Groveland Ph 3 buying strategy.
If we were buying in Cascades/Groveland Ph 3 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 Cascades/Groveland Ph 3.
Reading the condition premium
With homes built across a 2006-to-2020 span and a median around 2,028 square feet, the housing stock is more consistent than varied. What separates one closing from the next is not square footage or age so much as what has been done to the home since it was built. Roofs, HVAC, kitchens, and flooring in a 2006 build are on a different clock than in a 2020 build, and that difference shows up in the price far more than the raw median suggests.
The 89% homestead share reinforces that. In a community this heavily owner-occupied, listings come to market on their owners' timelines rather than an investor's, which typically keeps supply measured. Buyers should expect to compete on condition-adjusted value and be ready to distinguish a maintained home from a merely decorated one. Sellers who have kept up the big-ticket systems have a real, defensible advantage.
The location and the amenities are priced into every listing in Cascades/Groveland Ph 3. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community where price hinges on condition and systems age rather than a tidy price band, our job is to line up your specific home against the right comparables and read the update-driven spread honestly. We work Groveland and Lake County closings directly, so we can tell you whether a home's asking price reflects real improvements or just presentation, and price your own listing to the part of the market it actually competes in.
Cascades/Groveland Ph 3 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 Cascades/Groveland Ph 3 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 Cascades/Groveland Ph 3 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cascades/Groveland Ph 3, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cascades/Groveland Ph 3 home worth?
Get a no-obligation home value based on real comparable sales in Cascades/Groveland Ph 3, 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
How many homes are in Cascades/Groveland Ph 3?
What share of Cascades/Groveland Ph 3 is owner-occupied?
When were the homes in Cascades/Groveland Ph 3 built?
Do cash buyers compete in Cascades/Groveland Ph 3?
Who is the best real estate agent for Cascades/Groveland Ph 3?
How do I find a top Groveland real estate agent who knows Cascades/Groveland Ph 3?
Can Momentum Realty connect me with an agent for Cascades/Groveland Ph 3?
Should you buy in Cascades/Groveland Ph 3?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 34736)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2016 (10 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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