Meadows
Homes for Sale in Live Oak, FL
All 16 homes for sale in Live Oak, FL · median $257,500 · Suwannee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-10-20, 3 recorded sales closed at a median of $320,000, $198 per square foot, a median 27 days on market. At the median price and Suwannee County's FY2025-26 rate of 16.49 mills, annual property tax runs about $5,280 ($4,610 with the full homestead exemption).
The FACTS here are thin on the ground: I have a location — Meadows in Live Oak, Suwannee County — and a snapshot date, but no median, no days-on-market, no inventory count. So I'm not going to invent a price story I can't defend. What I can tell you is that this is small-market rural North Florida, and in markets like this, price is driven far more by the individual property — acreage, condition, well-and-septic versus utilities, road frontage — than by any neighborhood-wide trend line.
For a buyer, that means underwriting each home on its own merits rather than comping against a busy pool of recent sales; expect a wide spread between properties that photograph the same. For a seller, it means the burden of proof is on the condition and the land, not on a hot market carrying you along. Bring realistic expectations and let the individual asset set the number.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Meadows 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
Meadows market snapshot (as of October 18, 2026): the median sale price is about $320K ($198 per sq ft over the trailing 12 months of closed sales), and a median 27 days on market for closed sales.
Meadows sits in Live Oak, the seat of Suwannee County — small-town North Florida, well inland from the coast, where properties tend to trade on land and condition rather than a fast-moving neighborhood market.
Who Meadows is best for.
Best for
- Buyers who want inland, small-town Suwannee County and will underwrite a home on its own condition and acreage
- Buyers comfortable evaluating well, septic, and road access as part of the price
- Long-hold buyers who don't need a liquid, fast-turnover resale market
Probably not for
- Buyers who need coastal access or a metro commute
- Buyers expecting a deep pool of comparable sales to validate a number quickly
- Buyers who want turnkey urban amenities within walking distance
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending October 18 of each year, from record-level realMLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($320K) IS the median in the snapshot above.
Windows contain 0 to 3 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
0% of homes for sale in ZIP 32094 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 (2026-10-18).
The Meadows buying strategy.
If we were buying in Meadows 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 Meadows.
A closer look at the Meadows market
At a median of $198 per square foot, Meadows prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The location and the amenities are priced into every listing in Meadows. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a thin, rural market like Live Oak, the deal lives in the details — well and septic, road access, land use, and the true condition of the structure. We won't paper over what a property is, and we won't quote you a number the data can't support. We'd rather walk you through what actually drives value here so you buy or sell on facts, not on a headline.
Meadows in 15 seconds.
Tools for a Meadows 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 Meadows sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Meadows, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Meadows home worth?
Get a no-obligation home value based on real comparable sales in Meadows, 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 Live Oak →
More Live Oak home searches
- All homes for sale in Live Oak, FL
- Homes for sale in Suwannee County, FL
- Homes under $300K in Live Oak
Live Oak guides & data
Florida buyer guides
Email me new listings in Meadows
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Ask an agent about Meadows
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Meadows will answer, and the answer is published on this page for the next buyer.
Recent Developments in Meadows
Development, infrastructure, retail, and school activity affecting Meadows, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Infrastructure
Suwannee County covers $98,000 grant shortfall for new airport hangar
The Suwannee County Commission unanimously authorized a construction contract with JH Construction LLC for a new hangar at the Suwannee County Airport. A $98,000 shortfall after the grant will be covered by $25,000 from airport contingency funds and $73,000 from the county.
What it may mean for the marketAdded hangar capacity at the county airport supports general aviation access for the Live Oak area. The site is less than a mile northeast of Meadows.
Source: Lake City Reporter - October 2026Civic
Suwannee County to take over fire protection in Town of Branford
The Suwannee County Commission unanimously approved an interlocal agreement to provide full paid fire service in Branford, replacing the town's volunteer department. The county is expected to operate from the Branford station by January 1. The Branford Town Council still must consider the agreement.
What it may mean for the marketPaid county fire coverage changes emergency service availability for Branford-area properties starting around January. The project is about 24 miles south of Meadows, elsewhere in Suwannee County.
Source: Lake City Reporter - May 2026Development
Largest hotel in Suwannee County breaks ground in Live Oak
A five-story, 123-room Hampton Inn and Suites broke ground May 1, 2026 at the Interstate 10 and US 129 interchange in Live Oak, billed as the largest hotel ever built in Suwannee County. Amenities include a fitness center, outdoor pool, 30 studio suites, and a 3,000-square-foot meeting space, with construction expected to take 12 to 14 months and open in summer 2027.
What it may mean for the marketThe largest hotel in the county adds lodging capacity at the interstate interchange and expands the local commercial base. The project is about 4 miles northeast of Meadows, elsewhere in Suwannee County.
Source: Suwannee Times
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
What is the median home price in Meadows?
How long do homes in Meadows take to sell?
Who is the best real estate agent for Meadows?
How do I find a top Live Oak real estate agent who knows Meadows?
Can Momentum Realty connect me with an agent for Meadows?
Where is Meadows, and what county is it in?
Should you buy in Meadows?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | realMLS closed sales, 12-month windows ending October 18, 2026 |
| Under-contract shares | realMLS records, as of 2026-10-18 |
| Historical depth | Closed-sale records back to 2015 (4 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 realMLS 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.
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