Frst Lakes & Hills
Homes for Sale in Eustis, FL
True comps, carrying-cost math, and listings before the portals.
Frst Lakes & Hills is a small inventory pool—42 homes on record—spanning construction from 1962 up through 2024, with a median build year landing around 1989 to 1990. That spread means condition and vintage do more to set price here than any single market trend. A buyer comparing two listings a street apart could be looking at a 1960s original and a near-new build, and the numbers won't tell you which is which until you walk them.
The median living area sits at roughly 1,313 square feet, which points to a community built around modest, efficient floor plans rather than larger executive-style homes. With homestead exemptions filed on close to 69% of homes, a strong majority of owners here are claiming the property as a primary residence rather than holding it as a rental or second home—worth knowing if you're trying to read how much turnover to expect.
Who Frst Lakes & Hills is best for.
Best for
- Buyers prioritizing a primary residence in a community with a high share of owner-occupied homes
- Buyers comfortable evaluating homes individually rather than relying on uniform subdivision-wide condition
- Buyers who don't need a clubhouse, pool, or other shared amenity as part of the purchase
Probably not for
- Buyers set on new or near-new construction only, given the community spans back to 1962
- Buyers who want amenity-driven communities with recreational infrastructure included
- Buyers targeting larger floor plans well above the roughly 1,313-square-foot median
The market around Frst Lakes & Hills
Frst Lakes & Hills is a small community — 11 recorded sales on file, most recently in 2025 — 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).
The housing mix here is 40% single family residence, 30% manufactured home - post 1977, 20% mobile home - pre 1976.
ZIP and county figures describe the wider market, not Frst Lakes & Hills specifically. Momentum Research analysis of MLS records.
The Frst Lakes & Hills buying strategy.
If we were buying in Frst Lakes & Hills 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 Frst Lakes & Hills.
A Mixed-Vintage Pocket of Eustis
With only 42 homes in the current snapshot, this is not a mass-produced subdivision with a single builder's stamp on every roofline. The 1962-to-2024 build range and a median year built around 1989.5 suggest infill and replacement construction happening alongside older original homes, which usually means lot sizes, layouts, and finish levels vary more than you'd see in a community built out in one phase.
No community amenities are identified from current MLS listings, which points toward a community that isn't organized around shared recreational infrastructure—no clubhouse, pool, or gate to factor into a decision here. That keeps carrying costs simpler but means the appeal of any given home rests entirely on the house and lot themselves, not a shared amenity package.
The location and the amenities are priced into every listing in Frst Lakes & Hills. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, mixed-vintage pool like this one, the difference between a fairly priced home and an overpriced one often comes down to construction-era details that don't show up in a listing summary. We walk the age range with you—1962 versus 2024 are two different ownership experiences—and help you weigh condition and layout against what similar homes in this same 42-home set have actually reflected.
Frst Lakes & Hills 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 Frst Lakes & Hills 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 Frst Lakes & Hills sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Frst Lakes & Hills, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Frst Lakes & Hills home worth?
Get a no-obligation home value based on real comparable sales in Frst Lakes & Hills, 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 Frst Lakes & Hills?
What share of Frst Lakes & Hills is owner-occupied?
When were the homes in Frst Lakes & Hills built?
Do cash buyers compete in Frst Lakes & Hills?
Who is the best real estate agent for Frst Lakes & Hills?
How do I find a top Eustis real estate agent who knows Frst Lakes & Hills?
Can Momentum Realty connect me with an agent for Frst Lakes & Hills?
Should you buy in Frst Lakes & Hills?
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 32736)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2016 (7 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?
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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.
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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.