Livingston
Homes for Sale in Orlando, FL
All 4,383 homes for sale in Orlando, FL · median $379,000 · 104 homes for sale in 32804 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, Livingston in Orlando, FL has 1 home for sale. As of November 2026, the MLS records 1 closed sale in Livingston in Orlando, FL, the most recent in January 2019. Across Orlando as a whole, 8,585 homes closed in the last 12 months at a median of $395,000, 40 median days on market, with 3,929 homes for sale today. At that median and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $6,590 ($5,910 with the full homestead exemption).
Livingston is a thin-inventory market right now, with just one active listing as of August 2026. With a single home on the market, there is no meaningful price range to read - what sells here will be set by that one property's condition, size, and position, not by any broad community trend.
For a seller, scarcity can work in your favor: fewer competing listings means a well-prepared home draws undivided attention. For a buyer, the flip side is patience - you are negotiating against limited supply, and you may need to wait for the next listing rather than compare several at once.
Figures in this note are as of October 26, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Livingston sits within Orlando in Orange County, and at the moment it reads as a quiet, low-turnover pocket where listings surface one at a time rather than in waves.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Livingston is best for.
Best for
- Buying to hold in a quiet, low-turnover corner of Orlando
- Prepared to move quickly when a suitable listing appears
- Comfortable with a market read based on nearby activity rather than deep internal comps
Probably not for
- Needing to tour and compare multiple homes at once
- Working on a tight timeline that demands available inventory now
- Prioritizing built-in community amenities, which current MLS listings do not identify here
The market around Livingston
Livingston is a small community — 3 recorded sales on file, most recently in 2023 — too few for its own price trend. Here is the market around it.
In ZIP 32804, 138 homes are on the market and 25% are under contract — a steady corner of Orlando.
Across Orange County, 5,873 homes are active and 2,054 pending (26% under contract).
Homes here are single family residence.
In ZIP 32804 (Orlando), 86 homes closed in the last 12 months at a median of $575K ($323/sq ft), down 14.8% year over year, with a median 42 days on market. Right now 11 active and 6 pending listings put supply at about 1.5 months - a balanced market. See the live ZIP 32804 housing market and the Orange County market.
ZIP and county figures describe the wider market, not Livingston specifically. Momentum Research analysis of MLS records.
The Livingston buying strategy.
If we were buying in Livingston 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 Livingston.
Reading a one-listing market
A single active listing tells you more about pace than about value. There is no spread to anchor to, no cluster of comparable sales inside the community to average, and no amenity set surfacing from current MLS data to add a premium. Pricing conversations here lean on condition and on comparable activity nearby, not on a deep internal dataset.
That makes timing and preparation the real levers. Sellers who bring a home to market clean and correctly positioned face little direct competition. Buyers should expect to move decisively when something fits, since the next option may not appear immediately.
The location and the amenities are priced into every listing in Livingston. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, the value is in the reading, not the spreadsheet. We track what comes available in and around Livingston, interpret a single listing against nearby activity rather than guessing at a nonexistent range, and tell you plainly when the timing favors waiting versus acting.
Livingston in 15 seconds.
Tools for a Livingston 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 Livingston sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Livingston, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Livingston home worth?
Get a no-obligation home value based on real comparable sales in Livingston, 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 Orlando →
Should you buy in Livingston?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 26, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2019 (1 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. A Momentum agent can price yours against live local comps.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how LIVINGSTON fits the bigger picture — live prices, inventory, and Momentum Scores:
Email me new listings in Livingston
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Livingston
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Livingston will answer, and the answer is published on this page for the next buyer.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Orange 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 · Orange 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.