North Central Florida neighborhoods, Lake City to Cedar Key. Know what matters before you buy.

This is the Florida that still prices like the Southeast instead of the Sunbelt: Lake City and Live Oak anchor the I-75/I-10 crossroads economy, the Suwannee River towns offer acreage and airpark living for a fraction of metro pricing, and the Nature Coast — Cedar Key, Yankeetown, Inglis — is old-Florida waterfront that has never been master-planned. Buyers here are trading commute and retail density for land, quiet, and some of the lowest carrying costs in the state.

The diligence list is different in this market: well and septic condition, flood elevation in the coastal and river towns, manufactured-versus-site-built financing implications, and the realities of insurance on older frame construction. Every guide below is built around those questions, plus the honest pros and cons of each town.

156 community guides, organized by town — the largest towns show their most active communities here, with every community on the town page. Start with the interactive Neighborhood Finder if you'd rather browse the whole map.

Lake City (49)

Eastside VillageEastside Village in Lake City, FL: 107 homes, built 1983-2024. Live Stellar MLS data and public records.AcresAcres in Lake City, FL: Columbia County has 136 homes for sale (16% under contract), 1 MLS sale on record since 2011. Live realMLS data and public…CallahanCallahan in Lake City, FL: Median sale $287K (2026), median 39 days on market. Live realMLS data and public records.CallawayCallaway in Lake City, FL: a single-family community, 42 homes for sale in ZIP 32024 (17% under contract), 1 MLS sale on record since 2026.Cannon CreekCannon Creek in Lake City, FL: ZIP 32025 median $534K, 12 for sale. Schools, HOA & nearby homes for sale.Cannon Creek AirparkCannon Creek Airpark in Lake City, FL: 17 homes, built 1986-2008. Live realMLS data and public records.Cannon HeightsCannon Heights in Lake City, FL: Median sale $612K (2026), median 38 days on market. Live realMLS data and public records.Castle ReefCastle Reef in Lake City, FL: 20 homes, built 1940-2004. Live realMLS data and public records.CobblestoneCobblestone in Lake City, FL: Median sale $335K (2026), median 39 days on market. Live realMLS data and public records.Country Club EstatesCountry Club Estates in Lake City, FL: a single-family community, 13 homes for sale in ZIP 32055 (15% under contract), 1 MLS sale on record since…Country LandingsCountry Landings in Lake City, FL: ZIP 32025 median $534K, 12 for sale. Schools, HOA & nearby homes for sale.CreeksideCreekside in Lake City, FL: Median sale $534K (2026), median 34 days on market. Live realMLS data and public records.Dogwood ForestDogwood Forest in Lake City, FL: Columbia County has 136 homes for sale (16% under contract), 1 MLS sale on record since 2011.EastbrookEastbrook in Lake City, FL: 24 homes, built 1971-2008. Live realMLS data and public records.Emerald BayEmerald Bay in Lake City, FL: ZIP 32024 median $335K. Schools, HOA & nearby homes for sale.Emerald CoveEmerald Cove in Lake City, FL: a single-family community, 42 homes for sale in ZIP 32024 (17% under contract), 2 MLS sales on record since 2023.Emerald ForestEmerald Forest in Lake City, FL: ZIP 32024 median $335K. Schools, HOA & nearby homes for sale.Emerald LakesEmerald Lakes in Lake City, FL: Recent sales median $373K (2024), $169/sq ft, 4 sales since 2021. Live Stellar MLS data and public records.Fairfield HillsFairfield Hills in Lake City, FL: 19 homes, built 1981-2020. Live realMLS data and public records.Forest CountryForest Country in Lake City, FL: a single-family community, 42 homes for sale in ZIP 32024 (17% under contract), 2 MLS sales on record since 2023.Hi-dri AcresHi-dri Acres in Lake City, FL: Columbia County has 136 homes for sale (16% under contract), 1 MLS sale on record since 2011.High PointeHigh Pointe in Lake City, FL: 12 homes for sale in ZIP 32055 (0% under contract), 2 MLS sales on record since 2025. Live realMLS data and public…HighlandHighland in Lake City, FL: Median sale $222K (2026), median 22 days on market. Live realMLS data and public records.HighlandsHighlands in Lake City, FL: Median sale $188K (2026), median 37 days on market. Live realMLS data and public records.Hills at Rose CreekHills at Rose Creek in Lake City, FL: a single-family community, 42 homes for sale in ZIP 32024 (17% under contract), 1 MLS sale on record since 2023.Hunter OaksHunter Oaks in Lake City, FL: ZIP 32024 median $335K. Schools, HOA & nearby homes for sale.Nw MarionsNw Marions in Lake City, FL: ZIP 32055 median $222K, 7 for sale. Schools, HOA & nearby homes for sale.Oak HavenOak Haven in Lake City, FL: ZIP 32055 median $222K, 7 for sale. Schools, HOA & nearby homes for sale.Oak Hill EstatesOak Hill Estates in Lake City, FL: a single-family community, 42 homes for sale in ZIP 32024 (17% under contract), 3 MLS sales on record since 2019.OliviaOlivia in Lake City, FL: ZIP 32025 median $534K, 12 for sale. Schools, HOA & nearby homes for sale.Osceola ForestOsceola Forest in Lake City, FL: Median sale $222K (2026), median 48 days on market. Live realMLS data and public records.ParkwoodParkwood in Lake City, FL: 21 homes built 1959–1985, ~1,320 sq ft, 3 bd/2 ba. ZIP 32091 median $332K. Schools, HOA & nearby homes for sale.PaxtonPaxton in Lake City, FL: ZIP 32025 median $534K, 12 for sale. Schools, HOA & nearby homes for sale.Pinemount MeadowsPinemount Meadows in Lake City, FL: ZIP 32024 median $335K. Schools, HOA & nearby homes for sale.Quail HeightsQuail Heights in Lake City, FL: a single-family community, 18 homes for sale in ZIP 32025 (33% under contract), 1 MLS sale on record since 2021.Rolling OaksRolling Oaks in Lake City, FL: 9 homes, built 1989-2007. Live realMLS data and public records.

See all 49 Lake City communities → (36 most active shown here)

Live Oak (15)

Charles Springs River Estates Homes for Sale in Live Oak, FLCharles Springs River Estates: true Suwannee riverfront 2-acre lots at $34,000 with 145–295+ feet of frontageCharlesgateCharlesgate in Live Oak, FL: ZIP 32060 median $605K, 11 for sale. Schools, HOA & nearby homes for sale.Eagle's Pointe Homes for Sale in Live Oak, FLEagle’s Pointe near Live Oak: Suwannee County’s only gated new-home community, GSMS Developers&rsquo…Ingleside ParkIngleside Park in Live Oak, FL: Median sale $663K (2026), median 96 days on market. Live realMLS data and public records.Live OakLive Oak in Live Oak, FL: Recent sales median $205K (2023), $137/sq ft, 15 sales since 2010. Live realMLS data and public records.MeadowsMeadows in Live Oak, FL: Median sale $320K (2026), median 27 days on market. Live realMLS data and public records.Plantation GrovePlantation Grove in Live Oak, FL: Median sale $485K (2026), median 6 days on market. Live realMLS data and public records.Sherwood Forest Homes for Sale in Live Oak, FLSherwood Forest in Live Oak: the in-town starter neighborhood with real $32.9K–$230K spread, 600–3…Suwannee HighlandsSuwannee Highlands in Live Oak, FL: ZIP 32060 median $605K, 11 for sale. Schools, HOA & nearby homes for sale.Suwannee RidgeSuwannee Ridge in Live Oak, FL: ZIP 32060 median $605K, 11 for sale. Schools, HOA & nearby homes for sale.Suwannee River Mobile Estates Homes for Sale in Live Oak, FLSuwannee River Mobile Estates near Live Oak: owned-land lots (not lot rent) from terms like $5,000 down and $225 a month…Suwannee River ParkSuwannee River Park in Live Oak, FL: ZIP 32060 median $605K, 11 for sale. Schools, HOA & nearby homes for sale.Suwannee River Park Estates Homes for Sale in Live Oak, FLSuwannee River Park Estates near Live Oak: $13.5K–$43K lots near the Suwannee River with zero deed restrictions and noThe TrailsThe Trails in Live Oak, FL: Median sale $265K (2026), median 79 days on market. Live realMLS data and public records.Turning LeafTurning Leaf in Live Oak, FL: ZIP 32060 median $605K, 11 for sale. Schools, HOA & nearby homes for sale.

Fort White (8)

Wellborn (2)

McAlpin (1)

O'Brien (4)

Branford (11)

Dowling Park (1)

Lake Butler (28)

Countryside EstatesCountryside Estates in Lake Butler, FL: ZIP 32054 median $170K, 2 for sale. Schools, HOA & nearby homes for sale.CreeksideCreekside in Lake Butler, FL: Median sale $534K (2026), median 34 days on market. Live realMLS data and public records.ElmwoodElmwood in Lake Butler, FL: ZIP 32054 median $170K, 2 for sale. Schools, HOA & nearby homes for sale.Farmers Land CoFarmers Land Co in Lake Butler, FL: 13 homes for sale in ZIP 32044 (31% under contract). Live Space Coast MLS data and public records.FloridaFlorida in Lake Butler, FL: ZIP 32054 median $170K, 2 for sale. Schools, HOA & nearby homes for sale.Hickory Creek FarmsHickory Creek Farms in Lake Butler, FL: ZIP 32054 median $170K, 2 for sale. Schools, HOA & nearby homes for sale.Hidden OaksHidden Oaks in Lake Butler, FL: 73 homes, built 1977-2024. Live realMLS data and public records.Jasmine Commons Homes for Sale in Lake Butler, FLA quiet rural lot subdivision of 1+ acre wooded parcels on cul-de-sacs with paved access and power, built for buyers who want privacy and spaceLittle Springs ForestLittle Springs Forest in Lake Butler, FL: 27 homes, built 1965-2017. Live realMLS data and public records.New RiverNew River in Lake Butler, FL: ZIP 32054 median $170K, 2 for sale. Schools, HOA & nearby homes for sale.Oak GroveOak Grove in Lake Butler, FL: Median sale $382K (2026), 32 homes, built 1957-2024, median 83 days on market. Live realMLS data and public records.Oak ManorOak Manor in Lake Butler, FL: a single-family community, 4 homes for sale in ZIP 32054 (0% under contract), 1 MLS sale on record since 2015.Oakridge EstateOakridge Estate in Lake Butler, FL: a manufactured-home community, 4 homes for sale in ZIP 32054 (0% under contract), 2 MLS sales on record since…PattonPatton in Lake Butler, FL: ZIP 32054 median $170K, 2 for sale. Schools, HOA & nearby homes for sale.PinewoodPinewood in Lake Butler, FL: ZIP 32054 median $170K, 2 for sale. Schools, HOA & nearby homes for sale.Quail RidgeQuail Ridge in Lake Butler, FL: 26 homes, built 1961-2023. Live realMLS data and public records.River Bend EstatesRiver Bend Estates in Lake Butler, FL: ZIP 32054 median $170K, 2 for sale. Schools, HOA & nearby homes for sale.River Oak PlantationRiver Oak Plantation in Lake Butler, FL: 24 homes, built 1985-2023. Live realMLS data and public records.RiverbendRiverbend in Lake Butler, FL: ZIP 32054 median $170K, 2 for sale. Schools, HOA & nearby homes for sale.Saddle BrookSaddle Brook in Lake Butler, FL: 4 homes for sale in ZIP 32054 (0% under contract), 10 MLS sales on record since 2002.Shaw AcresShaw Acres in Lake Butler, FL: ZIP 32054 median $170K, 2 for sale. Schools, HOA & nearby homes for sale.The GroveThe Grove in Lake Butler, FL: Median sale $168K (2026), median 39 days on market. Live realMLS data and public records.Townsend HillsTownsend Hills in Lake Butler, FL: ZIP 32054 median $170K, 2 for sale. Schools, HOA & nearby homes for sale.Turkey RidgeTurkey Ridge in Lake Butler, FL: a single-family community, 4 homes for sale in ZIP 32054 (0% under contract), 2 MLS sales on record since 2020.Union HeightsUnion Heights in Lake Butler, FL: ZIP 32054 median $170K, 2 for sale. Schools, HOA & nearby homes for sale.Union InvestmentUnion Investment in Lake Butler, FL: 4 homes for sale in ZIP 32054 (25% under contract), 2 MLS sales on record since 2017. Live realMLS data and…Whispering OaksWhispering Oaks in Lake Butler, FL: Median sale $736K (2026), median 16 days on market. Live realMLS data and public records.Worthington Springs PlWorthington Springs Pl in Lake Butler, FL: ZIP 32054 median $170K, 2 for sale. Schools, HOA & nearby homes for sale.

Sanderson (15)

Arrow Wood FarmsArrow Wood Farms in Sanderson, FL: homes for sale, prices, and community data. Live realMLS data and public records.BakersBakers in Sanderson, FL: ZIP 32087 median $275K. Schools, HOA & nearby homes for sale.Cedar CreekCedar Creek in Sanderson, FL: Median sale $360K (2026), median 7 days on market. Live realMLS data and public records.Cedar HillCedar Hill in Sanderson, FL: Median sale $235K (2026), median 83 days on market. Live realMLS data and public records.Cedar RidgeCedar Ridge in Sanderson, FL: 14 homes, built 1983-2024. Live realMLS data and public records.Cypress CreekCypress Creek in Sanderson, FL: Median sale $388K (2026), median 55 days on market. Live realMLS data and public records.Frank Combs Circle EstateFrank Combs Circle Estate in Sanderson, FL: 14 homes, built 1969-2022. Live realMLS data and public records.Lincoln ParkLincoln Park in Sanderson, FL: ZIP 32087 median $275K. Schools, HOA & nearby homes for sale.Moccasin CreekMoccasin Creek in Sanderson, FL: ZIP 32087 median $275K. Schools, HOA & nearby homes for sale.OaksOaks in Sanderson, FL: ZIP 32087 median $275K. Schools, HOA & nearby homes for sale.Pleasant GrovePleasant Grove in Sanderson, FL: Baker County has 153 homes for sale (23% under contract), 1 MLS sale on record since 2016.Riverview AcresRiverview Acres in Sanderson, FL: 17 homes, built 1960-2021. Live realMLS data and public records.SandersonSanderson in Sanderson, FL: Median sale $275K (2026), 508 homes, built 1901-2024, median 96 days on market. Live realMLS data and public records.Seminole RidgeSeminole Ridge in Sanderson, FL: 7 homes, built 1983-2021. Live realMLS data and public records.Yarbrough Sportsman ParkYarbrough Sportsman Park in Sanderson, FL: 21 homes, built 1956-2003. Live realMLS data and public records.

Chiefland (9)

Bronson (5)

Williston (5)

Inglis (3)

Straight answers

Why is property so much cheaper in North Central Florida?

Distance from metro employment and limited retail/medical density — not hidden defects. For remote workers and retirees the math is compelling; for commuting families it usually only works near Lake City or Live Oak proper.

What should I know about buying near the Suwannee River?

River flood plains are mapped and well-documented — elevation and flood-zone status decide insurability and financing. Our riverfront guides flag where this is decisive.

Is Cedar Key practical for full-time living?

About 3,000 people do it, with one road in and out and real storm exposure. It rewards a specific buyer — our Cedar Key guides are blunt about who that is.

Homes for sale now in North Central Florida

2,085 live listings in this area, 232 listed in the last 7 days. A selection, newest first:

Just listed, updated hourly: New in Central & West Florida · New in Northeast Florida

Live MLS listings, refreshed hourly; listings held by other brokerages are marked with the listing broker. Information deemed reliable but not guaranteed. Equal Housing Opportunity.