Live Oak Reserve
Homes for Sale in Oviedo, FL
All 203 homes for sale in Oviedo, FL · median $489,990 · 135 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 2026-09-12, 11 recorded sales closed at a median of $677,000, $253 per square foot, a median 5 days on market, sellers accepting 99% of original asking (-15% versus the prior year). At the median price and Seminole County's FY2025-26 rate of 15.18 mills, annual property tax runs about $10,280 ($9,680 with the full homestead exemption).
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 ($677K) is down 15.0% 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 12. Confidence: Low (11 and 4 sales in the two windows).
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· Updated September 15, 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 12, 2026): the median sale price is about $677K ($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 15% from the prior 12 months, computed from record-level Stellar MLS closed sales (11 closings in the current window).
In ZIP 32765 (Oviedo), 735 homes closed in the last 12 months at a median of $485K ($251/sq ft), down 2.1% year over year, with a median 35 days on market. Right now 60 active and 36 pending listings put supply at about 3.1 months - a healthy market. See the live ZIP 32765 housing market and the Seminole County market.
Stellar MLS sales records identify 620 homes in live oak reserve that have changed hands since 2004, built between 2000 and 2020 (median 2005), with a median living area of about 3,006 sq ft and a typical 4-bedroom, 3-bath layout; 100% are single-family homes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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 12 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($677K) IS the median in the snapshot above, and the move from 2025 ($797K) IS the -15.0% one-year change.
Windows contain 0 to 17 sales each (11 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.
32% 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 (2026-09-08).
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.
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?
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?
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 12, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2010 (92 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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