Oak Valley
Homes for Sale in Minneola, FL
All 120 homes for sale in Minneola, FL · median $499,000 · 111 homes for sale in 34715 · Lake County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 17 closed sales in Oak Valley Ph Ia in Minneola, FL since 2009, the most recent in February 2026. Across Minneola as a whole, 404 homes closed in the last 12 months at a median of $501,145, 27 median days on market, with 111 homes for sale today. At that median and Lake County's FY2025-26 rate of 16.65 mills, annual property tax runs about $8,340 ($7,670 with the full homestead exemption).
Part of Oak Valley, Minneola, FL — see all Oak Valley homes for sale (0 listings across 3 sections in the MLS).
Oak Valley Ph Ia is a built-out pocket of roughly 197 homes in Minneola, put up between 1999 and 2004, with the median vintage landing at 2002. What sets price here is condition, not the calendar: these homes are all within a few years of each other, so the spread you see at closing tracks how a given house has been updated and maintained rather than how new it is. Expect wide variance between an untouched original and one that has been reworked.
The homestead share sits high at about 77 percent, which points to an owner-occupied core and a market that tends to move on genuine life changes rather than churn. For sellers, that means fewer directly comparable listings competing at once; for buyers, it means when a well-kept home does list, it deserves your attention promptly. With only a one-month closing window in the snapshot, read recent activity as a small sample, not a trend.
Figures in this note are as of July 14, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Oak ValleyHomes for Sale in Minneola, FL 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
This is an established, early-2000s community with a consistent housing stock — median living area around 1,825 square feet — where the differences buyers weigh are largely about upkeep and updates, not floor plan novelty.
Stellar MLS sales records identify 234 homes in Oak Valley that have changed hands since 2005, built between 1999 and 2005 (median 2003), with a median living area of about 1,840 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 5 qualified sales in Oak Valley across 2024–2025 (3 in 2024, 2 in 2025), median $398,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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 Oak Valley is best for.
Best for
- Buyers wanting a settled, early-2000s neighborhood with a steady, comparable housing stock
- Value-minded buyers willing to update an original home to build in equity
- Long-hold owners who prefer a low-churn, owner-occupied community over a high-turnover one
Probably not for
- Buyers set on new construction or modern layouts
- Shoppers who need many active listings to choose from at any given moment
- Anyone unwilling to budget for early-2000s systems and finish updates
The market around Oak Valley
Oak Valley is too small for its own price trend, so here is the market around it.
In ZIP 34715, 282 homes are on the market and 38% are under contract — a fast-moving corner of Minneola.
Across Lake County, 3,234 homes are active and 1,077 pending (25% under contract).
In ZIP 34715 (Minneola), 970 homes closed in the last 12 months at a median of $532K ($235/sq ft), up 3.9% year over year, with a median 35 days on market. Right now 64 active and 78 pending listings. See the live ZIP 34715 housing market and the Lake County market.
ZIP and county figures describe the wider market, not Oak Valley specifically. Momentum Research analysis of MLS records.
The Oak Valley buying strategy.
If we were buying in Oak Valley 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.
A consistent stock where condition is the variable
With a build range of just 1999 to 2004 and a median year built of 2002, Oak Valley Ph Ia offers a tight, predictable inventory. Homes cluster near 1,825 square feet of living space, so you are comparing like against like more than you would in a mixed-age neighborhood. That consistency makes pricing legible — you can generally trace a premium or discount back to a kitchen, a roof, an HVAC, or deferred maintenance rather than to guesswork.
For anyone shopping here, the practical work is inspection-driven. Systems and finishes from the early 2000s are at the age where updates matter, and the gap between a maintained home and a tired one can be significant. Budget for that reality on the buy side, and lean into documented improvements on the sell side.
The location and the amenities are priced into every listing in Oak Valley. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, owner-heavy community with a limited flow of listings, the edge comes from knowing which homes have actually been updated and pricing condition correctly. We work Lake County and Minneola closely, so we can tell you whether a given asking price reflects real improvements or just optimism — and time your entry or exit around a thin, occasional supply.
Oak Valley in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 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 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, 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 home worth?
Get a no-obligation home value based on real comparable sales in Oak Valley, 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 Minneola →
| Location | Minneola, Lake County, FL · ZIP 34715 |
|---|---|
| Homes in the community | 166 (FL DOR 2025 assessment roll) |
| Years built | 1999–2004 (median 2002.5) |
| Typical living area | 1,825 sq ft (median) |
| Owner-occupied (homestead) share | 78% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2009 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Oak Valley key facts,” movewithmomentum.com/neighborhoods/oak-valley-ph-ia, data as of September 20, 2026.
Housing distress & ownership in Oak Valley Ph Ia, Minneola
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period September 2026 through September 2026. Deemed reliable but not guaranteed.
More Minneola home searches
- All homes for sale in Minneola, FL
- Homes for sale in Lake County, FL
- Gated communities in Minneola
- Minneola home values: what is my house worth?
- ZIP 34715 housing scorecard
- 11 coming-soon communities in Lake County
Minneola guides & data
- Market data
- Cost of living
- Best neighborhoods
- Property taxes (Lake County)
- Homestead exemption (Lake County)
- Home insurance cost
- New construction
- New construction (Lake County)
Florida buyer guides
Email me new listings in Oak Valley
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 Oak Valley
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Oak Valley will answer, and the answer is published on this page for the next buyer.
Recent Developments in Oak Valley Ph Ia
Development, infrastructure, retail, and school activity affecting Oak Valley Ph Ia, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Parks & Amenities
Groveland takes ownership of historic downtown train depot
The city now owns its 101-year-old downtown depot after nearly 20 years of effort and has budgeted $500,000 for a first restoration phase starting in 2027. Long-term plans include an event space, a brick plaza, a downtown gateway and links to nearby trails.
What it may mean for the marketA restored depot and plaza would add a public gathering space and trail connection to downtown Groveland. The site is about 3 miles southwest of Oak Valley Ph Ia.
Source: ClickOrlando (WKMG) - October 2026Retail & Dining
Pinsa Fire plans Roman-style pinsa restaurant on West Main Street in Leesburg
State permit records show Pinsa Fire planning a restaurant at 404 W. Main St., with the owner targeting a spring 2027 opening. It would be the concept's second location, after Clermont, and its first in Lake County's Leesburg.
What it may mean for the marketA new independent restaurant would add a dining option in downtown Leesburg by spring 2027. The project is about 15 miles north of Oak Valley Ph Ia, elsewhere in Lake County.
Source: What Now Orlando - October 2026Civic
Eustis weighs land-use change for waterfront Community Center as second redevelopment offer arrives
The city proposes changing the 601 Northshore Drive Community Center parcel from Public Institution to Commercial Business District, with first-reading hearings set for Nov. 5. A roughly $70 million Aquilo Waterfront District concept with a boutique hotel, residences and restaurants is under review, and the city confirmed a second proposal. No sale or developer selection has been approved.
What it may mean for the marketA commercial designation on the Lake Eustis waterfront could open the door to hotel, dining and housing uses downtown, while any change to Community Center access remains undecided. The project is about 20 miles northeast of Oak Valley Ph Ia, elsewhere in Lake County.
Source: ClickOrlando (WKMG) - September 2026Development
Lake County approves 2,241-acre Panther Run rezoning for up to 2,624 homes near Clermont
The Lake County Commission voted 3-1 on Sept. 1 to rezone about 2,241 acres in the Wellness Way area, north of Sawgrass Bay Boulevard, for GT Homes. The planned unit development allows up to 2,624 residential units and more than 1 million square feet of non-residential space, with sites reserved for a future public high school and public safety facilities. Plans include extending County Road 455 and about 11 miles of public trails.
What it may mean for the marketThe plan adds long-term housing supply, employment space and new connector roads in south Lake County, with infrastructure planned ahead of residential growth. The project is about 14 miles southeast of Oak Valley Ph Ia, elsewhere in Lake County.
Source: Clermont Sun - August 2026Parks & Amenities
Lake County approves buying 11 miles of CSX rail corridor for Wekiva Trail extension
Lake County commissioners voted to buy an 11-mile CSX rail corridor to extend the Wekiva Trail from Sorrento toward Mount Dora, Eustis and Leesburg. Property costs exceed $20 million, funded by the Lake Forever bond, an expected Florida Communities Trust grant and other sources. The final purchase agreement waits on the outcome of the November property tax amendment.
What it may mean for the marketA continuous trail linking Sorrento, Mount Dora, Eustis and Leesburg would add recreation and non-car connections across north Lake County. The project is about 22 miles northeast of Oak Valley Ph Ia, elsewhere in Lake County.
Source: Spectrum News 13 - March 2025Development
Lake County approves rezoning for the Wolf Branch Innovation District near Mount Dora
Lake County approved a rezoning for the Wolf Branch Innovation District, a large mixed-use employment district planned near Mount Dora and State Road 46, clearing the way for a long-term jobs and commercial hub in east Lake County.
What it may mean for the marketA large new employment and mixed-use district near Mount Dora points to long-term job growth in east Lake County, a structural demand driver for housing in the surrounding area. The project is about 20 miles northeast of Oak Valley Ph Ia, elsewhere in Lake County.
Source: GrowthSpotter
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
How many homes are in Oak Valley?
What share of Oak Valley is owner-occupied?
When were the homes in Oak Valley built?
Who is the best real estate agent for Oak Valley?
How do I find a top Minneola real estate agent who knows Oak Valley?
Can Momentum Realty connect me with an agent for Oak Valley?
Where is Oak Valley, and what county is it in?
Should you buy in Oak Valley?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 34715)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2009 (17 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.
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