Oak Valley Ph 04
Homes for Sale in Minneola, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Oak Valley Ph 04 is a built-out pocket of 137 homes in Minneola, all dating to a tight 1999–2004 window with a median build year of 2002. When the age band is this narrow and the median living area sits near 1,880 square feet, price is driven less by which street you land on and more by what a given seller has done to the house. Updated kitchens, roofs, systems, and finishes separate one closing from the next.
The homestead share here runs just over 70 percent, which tells you this is a hold-and-live neighborhood rather than a churn of rentals and flips. For a seller, that means comparable inventory turns over slowly and a well-prepped listing stands out. For a buyer, it means patience and a willingness to move when a genuinely updated home surfaces, because condition — not address — is the whole game.
Oak Valley Ph 04 right now
🔴 Off the recent peak. The trailing-12-month median ($376K) is down 10.5% from the prior 12 months ($420K) and up 258% since 2012. With about 5 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 July 15. Confidence: Low (4 and 7 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 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
Oak Valley Ph 04 market snapshot (as of July 15, 2026): the median sale price is about $376K ($206 per sq ft over the trailing 12 months of closed sales), and a median 71 days on market for closed sales. The trailing-12-month median is down 10% from the prior 12 months and up 258% since 2012, computed from record-level Stellar MLS closed sales (4 closings in the current window).
Oak Valley Ph 04 is a community of 469 homes in Minneola, Lake County, built between 1999 and 2005 (median 2003), with a median living area of about 1,825 square feet. 75% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A stable, fully-established Minneola community of early-2000s homes in Lake County, where the housing stock is consistent in age and size and the real variable is upkeep and renovation.
Who Oak Valley Ph 04 is best for.
Best for
- Buyers seeking a settled, owner-occupied neighborhood who value a predictable floor plan over variety
- Buyers with a renovation budget willing to update an original-condition home to build value
- Long-term owners who plan to hold rather than flip and want low turnover around them
Probably not for
- Buyers set on new construction or the latest layouts and finishes
- Buyers with no reserve for near-term roof, HVAC, or water-heater replacement
- Investors looking for a high-churn rental market with quick turnover
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($376K) IS the median in the snapshot above, and the move from 2025 ($420K) IS the -10.5% one-year change.
Windows contain 0 to 16 sales each (4 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 %s through %s. Deemed reliable but not guaranteed.
The Oak Valley Ph 04 buying strategy.
If we were buying in Oak Valley Ph 04 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 Oak Valley Ph 04.
A condition-driven resale market
With every home built inside a five-year span and a median size around 1,880 square feet, Oak Valley Ph 04 offers a predictable footprint. That uniformity is an advantage when you are pricing or offering: the floor plans and lot logic are known quantities. The spread you will see in closings comes from what has been touched since 2002 — the properties carrying newer roofs, HVAC, and interior updates command the top of the range, while original-condition homes trade lower and often need a work plan.
The high homestead share reinforces a slower, owner-occupied rhythm. Listings here tend to reflect owners who have lived in and maintained the home, so due diligence should focus on the age of major systems relative to that 2002 build baseline. Roofs, water heaters, and air handlers from the original construction are well past their expected life, and that reality should shape both your inspection priorities and your offer.
The location and the amenities are priced into every listing in Oak Valley Ph 04. 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 Oak Valley Ph 04 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 4 factors (6.7). Basis: Long-Term Appreciation +258% since 2012; Recent Direction -10.5% year-over-year; Owner Commitment 75% owner-occupied; Pricing Power 94.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a neighborhood this uniform, the money is made or lost on reading condition against price, and that takes local reps. We track how updated homes clear versus original-condition ones in Oak Valley Ph 04, and we will tell you plainly when a listing is priced on cosmetics or when a lower number actually reflects deferred work you will pay for later. That is the difference between a fair deal and an expensive surprise.
Oak Valley Ph 04 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 Oak Valley Ph 04 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 Oak Valley Ph 04 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Oak Valley Ph 04, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Oak Valley Ph 04 home worth?
Get a no-obligation home value based on real comparable sales in Oak Valley Ph 04, 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 homes for sale in Oak Valley Ph 04 on the map →
Frequently Asked Questions
What is the median home price in Oak Valley Ph 04?
How long do homes in Oak Valley Ph 04 take to sell?
How many homes are in Oak Valley Ph 04?
What share of Oak Valley Ph 04 is owner-occupied?
When were the homes in Oak Valley Ph 04 built?
Do cash buyers compete in Oak Valley Ph 04?
Have Oak Valley Ph 04 home prices gone up?
Who is the best real estate agent for Oak Valley Ph 04?
How do I find a top Minneola real estate agent who knows Oak Valley Ph 04?
Can Momentum Realty connect me with an agent for Oak Valley Ph 04?
Should you buy in Oak Valley Ph 04?
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 July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (15 streets, ZIP 34711/34715/34755)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2004 (154 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 your area 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.