Forest Lakes & Hills
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 19 closed sales in frst lakes & hills add 02 in Eustis, FL since 2015, the most recent in March 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).
There is nothing active in Frst Lakes Hills Add 02 right now, so today's read is built entirely on the resale fabric of the neighborhood rather than a live list-price signal. With 101 homes total and a median build year of 1988, this is a settled pocket of Eustis where most of the housing stock is several decades old, mixed with a handful of newer builds stretching to 2024. That range matters more than any single number: buyers here are choosing between original-condition mid-century homes and later infill, and pricing conversations should start with condition and system age, not a headline figure.
The homestead share sitting near 69% tells you this is a community where a large majority of owners have filed for the exemption, which usually signals longer hold periods and less turnover pressure. Combined with zero active listings, that points to a market where inventory shows up in small batches rather than a steady stream. Sellers should expect to compete less on price and more on presenting a well-maintained home clearly; buyers should be ready to move when something does list, since there is no backlog to shop from at the moment.
Nearby homes for sale
No active listings inside frst lakes & hills add 02 right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Frst Lakes Hills Add 02 is a modest-sized, established subdivision in Eustis where home vintages span from 1950 through 2024, giving it a layered mix of original construction and newer builds rather than a single-era look.
Stellar MLS sales records identify 34 homes in forest lakes & hills that have changed hands since 2005, built between 1972 and 2025 (median 1992), with a median living area of about 1,412 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.
County records show 6 qualified sales in forest lakes & hills across 2024 - 2025 (3 in 2024, 3 in 2025), median $190,000 - the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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 Forest Lakes & Hills is best for.
Best for
- Buyers comfortable evaluating a wide range of build years and prioritizing condition over a uniform neighborhood look.
- Long-term buyers who value a community with a high owner-occupancy pattern and lower turnover.
- Buyers working with an agent to source off-market or pre-list opportunities given the current lack of active inventory.
Probably not for
- Buyers who want to compare several active listings side by side before deciding.
- Buyers seeking a single, consistent build era or a newer-construction-only subdivision.
- Buyers relying on identified community amenities as a deciding factor, since none are listed in current MLS data.
The market around Forest Lakes & Hills
Forest Lakes & Hills 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 Forest Lakes & Hills specifically. Momentum Research analysis of MLS records.
The Forest Lakes & Hills buying strategy.
If we were buying in Forest 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 Forest Lakes & Hills.
A Long Build Timeline, A Quiet Resale Market
With only 101 homes in the community and a median living area of 1,344 square feet, this is a neighborhood built around modest-footprint homes rather than large-format construction. The 1950-to-2024 build range is wide enough that two homes on the same street can differ by generations in systems, layout, and construction standards, so any serious buyer needs to treat each listing as its own case rather than assuming a typical build year across the community.
The 69.1% homestead share is a useful proxy for stability: a majority of owners have established the property as their primary residence long enough to file for exemption, which tends to correlate with lower turnover. Paired with zero active listings as of this snapshot, it suggests inventory here moves in isolated events rather than a continuous flow, and pricing has to be benchmarked off recent closings and comparable condition rather than a current competitive set.
The location and the amenities are priced into every listing in Forest Lakes & Hills. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with no active listings and a wide build-year spread, pricing a home correctly depends on knowing which comparable closings actually reflect current condition and which are outliers from an older or newer build. Momentum tracks the closings that do move through this pocket of Eustis so sellers price with real data instead of guesswork, and buyers know what a listing should compete against when the next one appears.
Forest Lakes & Hills 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 Forest 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 Forest 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 Forest 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 Forest Lakes & Hills home worth?
Get a no-obligation home value based on real comparable sales in Forest 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.
See all homes for sale in Eustis →
Should you buy in Forest Lakes & Hills?
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 19, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2015 (19 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 frst lakes & hills add 02 fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Forest Lakes & Hills
Where is Forest Lakes & Hills?
Forest Lakes & Hills is a community in Eustis, Lake County, Florida, ZIP 32736.
Are there homes for sale in Forest Lakes & Hills right now?
No active listings inside Forest Lakes & Hills at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Forest Lakes & Hills have an HOA or CDD?
No HOA is on record for Forest Lakes & Hills 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 Forest Lakes & Hills 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.
FRST LAKES & HILLS ADD 02 Market Scorecard
FRST LAKES & HILLS ADD 02 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.