Live Oak Reserve
Homes for Sale in Oviedo, FL
All 194 homes for sale in Oviedo, FL · median $479,950 · 18 homes for sale in 32766 · Seminole County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $775,000, $238 per square foot, a median 10 days on market, sellers accepting 99% of original asking (-13% versus the prior year). At the median price and Seminole County's FY2025-26 rate of 15.18 mills, annual property tax runs about $11,770 ($11,170 with the full homestead exemption).
Part of Live Oak Reserve, Oviedo, FL — see all Live Oak Reserve homes for sale (6 listings across 3 sections in the MLS).
| Location | Oviedo, Seminole County, FL · ZIP 32766 |
|---|---|
| Homes in the community | 228 (FL DOR 2025 assessment roll) |
| Years built | 2006–2023 (median 2007) |
| Typical living area | 3,356 sq ft (median) |
| Sale prices, last 12 months | $775,000 median across 3 closed sales · $238 per sq ft · -13.4% vs the prior 12 months |
| Days on market (closed sales) | 10 median |
| Owner-occupied (homestead) share | 92% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2009 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Live Oak Reserve Unit Four key facts,” movewithmomentum.com/neighborhoods/live-oak-reserve-unit-four, data as of September 20, 2026.
Price here is driven by scale and newness. Homes were built across a 2006-to-2023 span, and the median living area sits at about 3,356 square feet, so you are paying for larger floor plans rather than bargain footage. The median closed at $825,000, or roughly $223 per square foot, which tells you the premium is in size and relatively recent construction, not in a hot bidding frenzy.
The posture is balanced, leaning neither strongly to buyer nor seller. A heat score of 45 and a year-over-year median move of -2.7% say the market has cooled off its peak, yet a median 11.5 days on market shows well-priced homes still move quickly. Sellers should price to the current comps rather than to last year's optimism; buyers have some room to negotiate but shouldn't expect distressed pricing on a sharp listing.
Live Oak Reserve right now
🔴 Off the recent peak. The trailing-12-month median ($775K) is down 13.4% from the prior 12 months ($895K). 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 September 20. Confidence: Low (3 and 6 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 5, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside Live Oak ReserveHomes for Sale in Oviedo, FL 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
Live Oak Reserve market snapshot (as of September 20, 2026): the median sale price is about $775K ($238 per sq ft over the trailing 12 months of closed sales), and a median 10 days on market for closed sales. The trailing-12-month median is down 13% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 closings in the current window).
In ZIP 32766 (Oviedo), 158 homes closed in the last 12 months at a median of $644K ($258/sq ft), up 5.1% year over year, with a median 28 days on market. Right now 22 active and 11 pending listings put supply at about 2.4 months — a healthy market. See the live ZIP 32766 housing market and the Seminole County market.
County records show 13 qualified sales in Live Oak Reserve across 2024–2025 (9 in 2024, 4 in 2025), median $875,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Live Oak Reserve is a community of 228 homes in Oviedo, Seminole County, built between 2006 and 2023 (median 2007), with a median living area of about 3,356 square feet. 92% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Live Oak Reserve Unit Four is a larger newer-construction pocket in Oviedo, Seminole County, with 228 homes and an owner-occupied profile — roughly 92% homestead — that keeps turnover measured and inventory tight.
Who Live Oak Reserve is best for.
Best for
- Buyers targeting a large floor plan around 3,356 square feet with a budget near the $825,000 median
- Move-up buyers who value newer construction and a low-turnover, owner-held community
- Long-hold buyers comfortable underwriting condition carefully across a range of build years
Probably not for
- Buyers needing a compact or lower-priced home well under the $825,000 median
- Investors chasing quick flips, given the high homestead share and thin inventory
- Buyers who want a large slate of listings to compare at any given moment
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($775K) IS the median in the snapshot above, and the move from 2025 ($895K) IS the -13.4% one-year change.
Windows contain 0 to 12 sales each (3 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 2009 through 2026. Deemed reliable but not guaranteed.
32% of homes for sale in ZIP 32766 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-20).
Housing distress & ownership in Live Oak Reserve Unit Four, Oviedo
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period September 2026 through September 2026. Deemed reliable but not guaranteed.
The Live Oak Reserve buying strategy.
If we were buying in Live Oak Reserve 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 Reserve.
Size, newness, and a settled owner base
This is not a starter community. With a median living area near 3,356 square feet and construction dates ranging from 2006 to 2023, the housing stock skews large and comparatively modern, which is what anchors the $825,000 median. The wide build span means condition and updates vary lot to lot, so the spread around that median is real and worth underwriting carefully.
The homestead share of about 92% signals a community held largely by owner-occupants rather than short-term flips. That tends to limit how many homes come to market at once, which supports the brisk 11.5-day median even in a cooler year. The flip side: choices can be thin, and when the right floor plan appears it does not sit long.
The location and the amenities are priced into every listing in Live Oak Reserve. 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 Reserve 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 (7.0). Basis: Recent Direction -13.4% year-over-year; Owner Commitment 92% owner-occupied; Pricing Power 98.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With a small closings window and a wide range of build years and conditions, the median tells only part of the story here. We read each listing against its actual comps, condition, and square footage rather than the headline number, so you price a sale correctly the first time or avoid overpaying on a home that photographs better than it inspects.
Live Oak Reserve 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 Live Oak Reserve 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 Reserve 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 Reserve, 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 Reserve home worth?
Get a no-obligation home value based on real comparable sales in Live Oak Reserve, 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 Reserve?
How long do homes in Live Oak Reserve take to sell?
How many homes are in Live Oak Reserve?
What share of Live Oak Reserve is owner-occupied?
When were the homes in Live Oak Reserve built?
Who is the best real estate agent for Live Oak Reserve?
How do I find a top Oviedo real estate agent who knows Live Oak Reserve?
Can Momentum Realty connect me with an agent for Live Oak Reserve?
Where is Live Oak Reserve, and what county is it in?
Should you buy in Live Oak Reserve?
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 September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (12 streets, ZIP 32766)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2009 (71 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 Live Oak Reserve Unit Four fits the bigger picture — live prices, inventory, and Momentum Scores:
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