Live Oak Reserve
Homes for Sale in Oviedo, FL
All 194 homes for sale in Oviedo, FL · median $479,950 · 181 homes for sale in 32765 · 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, 12 recorded sales closed at a median of $686,000, $253 per square foot, a median 5 days on market, sellers accepting 99% of original asking (-14% versus the prior year). At the median price and Seminole County's FY2025-26 rate of 15.18 mills, annual property tax runs about $10,410 ($9,810 with the full homestead exemption).
| Location | Oviedo, Seminole County, FL · ZIP 32765, 32766 |
|---|---|
| Homes in the community | 267 (FL DOR 2025 assessment roll) |
| Years built | 2004–2007 (median 2005) |
| Typical living area | 3,079 sq ft (median) |
| Sale prices, last 12 months | $686,000 median across 12 closed sales · $253 per sq ft · -13.9% vs the prior 12 months |
| Days on market (closed sales) | 5 median |
| Owner-occupied (homestead) share | 91% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2010 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 three key facts,” movewithmomentum.com/neighborhoods/live-oak-reserve-unit-three-oviedo, data as of September 20, 2026.
Price here is driven by size and vintage. Homes were built in a tight window from 2004 to 2007, with a median living area just over 3,000 square feet, and that scale is the story behind the median sale price of $677,000. At roughly $262 per square foot, you are paying for square footage and a settled, mid-2000s build rather than new construction, so condition and updates separate one listing from the next more than address does.
The market posture is fast. A median of five days on market across the recent closings window points to demand outpacing supply, and the heat score in the 70 range backs that up. For sellers, that means a well-prepped home moves quickly; for buyers, it means you should have financing lined up and be ready to act, because there is little room to deliberate at this pace.
Live Oak Reserve right now
🔴 Off the recent peak. The trailing-12-month median ($686K) is down 13.9% from the prior 12 months ($797K). 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 (12 and 4 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 reserve unit three 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 $686K ($253 per sq ft over the trailing 12 months of closed sales), and a median 5 days on market for closed sales. The trailing-12-month median is down 14% from the prior 12 months, computed from record-level Stellar MLS closed sales (12 closings in the current window).
In ZIP 32765 (Oviedo), 734 homes closed in the last 12 months at a median of $485K ($251/sq ft), down 2.3% year over year, with a median 36 days on market. Right now 70 active and 34 pending listings put supply at about 3.4 months - a balanced market. See the live ZIP 32765 housing market and the Seminole County market.
County records show 7 qualified sales in live oak reserve across 2024 - 2025 (4 in 2024, 3 in 2025), median $677,000 - the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Live Oak Reserve is a community of 267 homes in Oviedo, Seminole County, built between 2004 and 2007 (median 2005), with a median living area of about 3,079 square feet. 91% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Live Oak Reserve Unit Three is a 267-home enclave in Oviedo, Seminole County, built out over a short span in the mid-2000s. With homestead ownership above 91 percent, this reads as an owner-occupied, hold-long-term section rather than an investor churn.
Who Live Oak Reserve is best for.
Best for
- Buyers seeking substantial square footage in an established mid-2000s section and prepared to act within days
- Long-term owner-occupants comfortable at a median around $677,000
- Buyers who will pay a premium for a well-updated home and want a stable, low-turnover setting
Probably not for
- Buyers set on brand-new construction or the latest build era
- Bargain hunters expecting to negotiate slowly against motivated sellers
- Investors looking for high turnover and short-hold flips in a heavily owner-occupied section
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 ($686K) IS the median in the snapshot above, and the move from 2025 ($797K) IS the -13.9% one-year change.
Windows contain 0 to 16 sales each (12 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 2010 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Seminole 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 · Seminole 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.
29% of homes for sale in ZIP 32765 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 three, 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.
What the numbers tell you
The homes are large and of a common era, so the spread in what they fetch is condition-driven. Two homes of similar footprint can sit far apart on price depending on kitchens, systems, and finishes, since the underlying square footage and build year are broadly consistent across the community. Buyers should underwrite the specific home, not the median.
Year-over-year, values are up 2.6 percent - steady rather than dramatic. Paired with a five-day median days on market, the signal is a tight, well-absorbed section where correctly priced inventory clears fast. The high homestead share also means turnover is limited, so when a home does list, it draws concentrated attention.
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 (7.1). Basis: Recent Direction -13.9% year-over-year; Owner Commitment 91% owner-occupied; Pricing Power 99.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a section this fast and this owner-held, the edge is preparation and pricing precision. We help sellers stage and price to the condition premium buyers are paying for, and we help buyers move decisively with a clear read on whether a listing's asking price reflects its updates or just its square footage.
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?
Is Live Oak Reserve a good place to live?
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 (14 streets, ZIP 32765/32766)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2010 (93 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 three fits the bigger picture — live prices, inventory, and Momentum Scores:
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