Live Oak Preserve Ph 2B-Vil
Homes for Sale in Tampa, FL
True comps, carrying-cost math, and listings before the portals.
Price here is driven by size and consistency more than anything else. These are large homes, with a median around 3,187 square feet, built in a tight window between 2010 and 2013, so the housing stock is uniform in age and generally past its first round of major systems. At a median of $445,000, or roughly $186 per square foot, you are paying for volume of space rather than a premium address, and condition is what separates one listing from the next.
The current posture favors a prepared buyer. Prices are down 17.6% year over year, and with a median of 22 days on market, homes are still moving without lingering. That combination tells sellers to price to the current market rather than last year's, and it tells buyers there is room to negotiate on homes that show deferred maintenance. With only 9 closings in the window, individual sales carry weight, so read each comp carefully before leaning on it.
Live Oak Preserve Ph 2B-Vil right now
🔴 Off the recent peak. The trailing-12-month median ($445K) is down 17.6% from the prior 12 months ($540K). With about 5 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending July 15. Confidence: Medium (9 and 6 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Live Oak Preserve Ph 2B-Vil right now
🔴 Off the recent peak. The trailing-12-month median ($445K) is down 17.6% from the prior 12 months ($540K). With about 5 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending July 15. Confidence: Medium (9 and 6 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 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
Live Oak Preserve Ph 2B-Vil market snapshot (as of July 15, 2026): the median sale price is about $445K ($186 per sq ft over the trailing 12 months of closed sales), and a median 22 days on market for closed sales. The trailing-12-month median is down 18% from the prior 12 months, computed from record-level Stellar MLS closed sales (9 closings in the current window).
Live Oak Preserve Ph 2B-Vil is a community of 247 homes in Tampa, Hillsborough County, built between 2010 and 2013 (median 2012), with a median living area of about 3,187 square feet. 74% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Live Oak Preserve Ph 2B-Vil is a 247-home enclave in Tampa's Hillsborough County built out over a short 2010-2013 stretch, so you are looking at a cohesive set of larger, similarly-aged homes rather than a mix of eras.
Who Live Oak Preserve Ph 2B-Vil is best for.
Best for
- Buyers who need genuine square footage and plan to stay long enough to ride out a soft market
- Value-focused buyers willing to negotiate on a home that needs cosmetic updates
- Buyers who prefer a uniform, built-out neighborhood over a mixed-age one
Probably not for
- Buyers looking for a compact, lower-maintenance footprint
- Short-horizon buyers counting on quick resale in a market that is currently declining
- Buyers wanting a variety of home ages, styles, or price tiers on one street
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($445K) IS the median in the snapshot above, and the move from 2025 ($540K) IS the -17.6% one-year change.
Windows contain 0 to 9 sales each (9 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period %s through %s. Deemed reliable but not guaranteed.
The Live Oak Preserve Ph 2B-Vil buying strategy.
If we were buying in Live Oak Preserve Ph 2B-Vil 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 Live Oak Preserve Ph 2B-Vil.
A uniform stock in a softening market
The defining trait here is scale. A median living area north of 3,000 square feet means these homes compete on floor plan, updates, and finish level, not on square footage. Because everything was built within a few years of 2012, the differences between listings come down to how well each home has been maintained and updated since. That makes condition the single biggest lever on price, and it rewards buyers who look past staging to the systems underneath.
About three-quarters of homes here carry a homestead exemption, which points to a community held largely by long-term owners rather than turned over quickly. That tends to keep inventory measured. Paired with the year-over-year price drop, sellers who need to move should expect to meet the market on price, while buyers gain leverage they would not have had a year ago.
The location and the amenities are priced into every listing in Live Oak Preserve Ph 2B-Vil. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Live Oak Preserve Ph 2B-Vil buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (5.3). Basis: Recent Direction -17.6% year-over-year; Owner Commitment 74% owner-occupied; Pricing Power 95.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With only 9 closings in the window and a market that has moved down double digits year over year, the wrong comp can cost you real money on either side of the table. We read these sales individually, weigh condition against the median, and price or negotiate from what the current market is actually doing rather than what it did last year.
Live Oak Preserve Ph 2B-Vil 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 Live Oak Preserve Ph 2B-Vil 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 Live Oak Preserve Ph 2B-Vil sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Live Oak Preserve Ph 2B-Vil, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Live Oak Preserve Ph 2B-Vil home worth?
Get a no-obligation home value based on real comparable sales in Live Oak Preserve Ph 2B-Vil, 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
What is the median home price in Live Oak Preserve Ph 2B-Vil?
How long do homes in Live Oak Preserve Ph 2B-Vil take to sell?
How many homes are in Live Oak Preserve Ph 2B-Vil?
What share of Live Oak Preserve Ph 2B-Vil is owner-occupied?
When were the homes in Live Oak Preserve Ph 2B-Vil built?
Do cash buyers compete in Live Oak Preserve Ph 2B-Vil?
Who is the best real estate agent for Live Oak Preserve Ph 2B-Vil?
How do I find a top Tampa real estate agent who knows Live Oak Preserve Ph 2B-Vil?
Can Momentum Realty connect me with an agent for Live Oak Preserve Ph 2B-Vil?
Should you buy in Live Oak Preserve Ph 2B-Vil?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 33647)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2022 (25 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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($445K) IS the median in the snapshot above, and the move from 2025 ($540K) IS the -17.6% one-year change.
Windows contain 0 to 9 sales each (9 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period %s through %s. Deemed reliable but not guaranteed.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 33647)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2022 (25 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.
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