LIVE OAK VILLAGE PH 01B
Homes for Sale in ORLANDO, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Live Oak Village Ph 01B is a built-out pocket of 163 homes in southeast Orlando, with construction running from 1999 to 2011 and a median build year around 2000. At this age, price is driven less by square footage on paper and more by what an owner has done since move-in — kitchens, systems, roofs, and lot position. The median sits at $525,000, or about $265 per square foot on a median footprint just under 2,400 square feet, but expect a wide condition-driven spread around that number rather than a tidy tier.
The current posture is tight. A median of one day on market off a small recent closing window tells you sellers hold the leverage right now, and buyers who dither lose. That thin sample also means a single well-priced or overpriced listing can swing the read, so treat the median as a compass, not a guarantee. With homestead occupancy above 83 percent, turnover is limited — inventory here is genuinely scarce, and that scarcity is the story.
LIVE OAK VILLAGE PH 01B right now
🟡 Off the recent peak. The trailing-12-month median ($525K) is down 4.5% from the prior 12 months ($550K). 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 August 2. Confidence: Low (3 and 7 sales in the two windows).
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Updated August 2, 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 VILLAGE PH 01B market snapshot (as of August 2, 2026): the median sale price is about $525K ($265 per sq ft over the trailing 12 months of closed sales), and a median 1 days on market for closed sales. The trailing-12-month median is down 4% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 closings in the current window).
LIVE OAK VILLAGE PH 01B is a community of 235 homes in ORLANDO, Orange County, built between 1999 and 2011 (median 2000), with a median living area of about 2,403 square feet. 83% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A mature, largely owner-occupied enclave in Orange County where roughly one in six homes is not homesteaded — meaning listings surface infrequently and move fast when they do.
Who LIVE OAK VILLAGE PH 01B is best for.
Best for
- Buyers targeting a settled, built-out neighborhood who have financing ready and can move within hours
- Long-hold owner-occupants comfortable around the mid-$500s who value stability over selection
- Buyers willing to pay for a home already updated, rather than budgeting for renovation
Probably not for
- Bargain hunters expecting to negotiate hard in a one-day-on-market environment
- Buyers who need a broad range of active listings to compare before committing
- Investors seeking easy inventory to acquire, given occupancy above 83 percent
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($525K) IS the median in the snapshot above, and the move from 2025 ($550K) IS the -4.5% one-year change.
Windows contain 0 to 8 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 2014 through 2026. Deemed reliable but not guaranteed.
29% of homes for sale in ZIP 32828 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 (2026-08-01).
The LIVE OAK VILLAGE PH 01B buying strategy.
If we were buying in LIVE OAK VILLAGE PH 01B 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 VILLAGE PH 01B.
Reading a thin, fast market
The headline stats — a one-day median on market against a three-closing window — describe a community that trades rarely and quickly. Small samples are volatile: one dated or one renovated home closing can move the median meaningfully, so anchor your expectations to the property in front of you, not the neighborhood average. The homes were built across a twelve-year stretch, and two decades of ownership means condition varies far more than the median-per-square-foot figure suggests.
For a seller, the takeaway is straightforward: demand outstrips supply here, and correct pricing plus clean presentation tends to be rewarded quickly. For a buyer, the discipline is different — you need financing lined up, an inspection strategy ready, and a clear ceiling before you tour, because you will likely be deciding in hours, not days.
The location and the amenities are priced into every listing in LIVE OAK VILLAGE PH 01B. 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 VILLAGE PH 01B 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 (7.7). Basis: Recent Direction -4.5% year-over-year; Owner Commitment 83% owner-occupied; Pricing Power 100.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a low-turnover community where a handful of sales set the tone, the average online estimate is close to useless. We price and negotiate off the actual condition, lot, and updates of the specific home — and we tell you when the median is flattering a listing or hiding a bargain. When inventory this thin moves in a day, the value is in being ready and in reading each deal on its own merits, not the neighborhood headline.
LIVE OAK VILLAGE PH 01B 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 VILLAGE PH 01B 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 VILLAGE PH 01B 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 VILLAGE PH 01B, 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 VILLAGE PH 01B home worth?
Get a no-obligation home value based on real comparable sales in LIVE OAK VILLAGE PH 01B, 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 VILLAGE PH 01B?
How long do homes in LIVE OAK VILLAGE PH 01B take to sell?
How many homes are in LIVE OAK VILLAGE PH 01B?
What share of LIVE OAK VILLAGE PH 01B is owner-occupied?
When were the homes in LIVE OAK VILLAGE PH 01B built?
Do cash buyers compete in LIVE OAK VILLAGE PH 01B?
Who is the best real estate agent for LIVE OAK VILLAGE PH 01B?
How do I find a top ORLANDO real estate agent who knows LIVE OAK VILLAGE PH 01B?
Can Momentum Realty connect me with an agent for LIVE OAK VILLAGE PH 01B?
Should you buy in LIVE OAK VILLAGE PH 01B?
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 August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (7 streets, ZIP 32828)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2014 (45 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?
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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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