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, 7 recorded sales closed at a median of $800,000, $253 per square foot, a median 28 days on market, sellers accepting 98% of original asking (+19% versus the prior year). At the median price and Seminole County's FY2025-26 rate of 15.18 mills, annual property tax runs about $12,140 ($11,550 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 | 170 (FL DOR 2025 assessment roll) |
| Years built | 2003–2005 (median 2003.0) |
| Typical living area | 2,965 sq ft (median) |
| Sale prices, last 12 months | $800,000 median across 7 closed sales · $253 per sq ft · +19.0% vs the prior 12 months |
| Days on market (closed sales) | 28 median |
| Owner-occupied (homestead) share | 92% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2006 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 two key facts,” movewithmomentum.com/neighborhoods/live-oak-reserve-unit-two-oviedo, data as of September 20, 2026.
Live Oak Reserve Unit Two prices off size and condition more than anything else. At a median of 2,965 living square feet and a median price of $769,500, the per-square-foot math (roughly $264.85) puts this squarely in the larger-home tier for the area, and that square footage is doing most of the work in the number, not scarcity or hype.
A market heat score of 48 with homes moving in a median of just over 14 days is a balanced read: not a bidding-war environment, but not a sit-and-wait one either. With only 8 closings in the current window on a 170-home community, pricing conclusions here should lean on the trend and the home's own condition rather than any single comp.
Live Oak Reserve right now
🟢 Still climbing. The trailing-12-month median ($800K) is up 19.0% from the prior 12 months ($672K). With about 3 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 (7 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 two 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 $800K ($253 per sq ft over the trailing 12 months of closed sales), and a median 28 days on market for closed sales. The trailing-12-month median is up 19% from the prior 12 months, computed from record-level Stellar MLS closed sales (7 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 11 qualified sales in live oak reserve across 2024 - 2025 (3 in 2024, 8 in 2025), median $789,000 - the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Live Oak Reserve is a community of 170 homes in Oviedo, Seminole County, built between 2003 and 2005 (median 2003.0), with a median living area of about 2,965 square feet. 92% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Built out in the early 2000s (2003 to 2005), Live Oak Reserve Unit Two in Oviedo is a mature, established section of the broader Live Oak Reserve development, with a 170-home footprint and a homestead share above 92 percent pointing to a community where most owners hold the home as a primary residence rather than a rental or seasonal property.
Who Live Oak Reserve is best for.
Best for
- Buyers prioritizing larger living square footage over amenity packages
- Buyers comfortable evaluating an established (2003-2005) build era on its own condition merits
- Buyers planning to homestead the property, consistent with the high owner-occupancy share already in the community
Probably not for
- Buyers who need on-site recreational amenities as part of the purchase decision
- Buyers wanting a newer-construction build era or a wide range of floor plan vintages to choose from
- Buyers relying on a large recent-sales sample to fine-tune an offer price
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 ($800K) IS the median in the snapshot above, and the move from 2025 ($672K) IS the +19.0% one-year change.
Windows contain 0 to 8 sales each (7 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 2006 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 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 two, 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.
Established square footage at a defined price point
The homes here were built in a tight two-year window (2003-2005), which means construction era, floor plan generations, and finish expectations are more consistent than in a community built out over a decade or more. At a median 2,965 square feet, this is a larger-home pocket, and that size is the dominant driver of the $769,500 median price. Expect the actual spread across the 170 homes to be wide, since condition, updates, and lot specifics move the number more than location within the unit does.
No community amenities are identified in current MLS listings for this unit, which is worth noting directly: buyers should not assume clubhouse, pool, or recreational facilities are included here and should verify what, if any, shared amenities or HOA obligations apply before writing an offer. With a median days-on-market of about 14.5, well-priced, well-presented homes are not sitting long, but the low closings count in this window (8) means the trend is more reliable than any single sale as a pricing anchor.
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 (9.3). Basis: Recent Direction +19.0% year-over-year; Owner Commitment 92% owner-occupied; Pricing Power 97.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community with a thin closings count and no listed amenity package to lean on, pricing a home well or evaluating an offer takes a close read of condition, square footage, and the two-year build window rather than a template comp sheet. We track those closings as they happen and price to what the data actually supports, not to a community-wide assumption.
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.
See all homes for sale in Oviedo →
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 (8 streets, ZIP 32766)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2006 (44 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how live oak reserve unit two fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Live Oak Reserve with Momentum Realty’s local guides.