Oak Valley Phase Iii
Homes for Sale in Minneola, FL
True comps, carrying-cost math, and listings before the portals.
Oak Valley Phase III is a small, tightly built pocket of 139 homes, all raised in a single two-year window around 2004. That kind of construction consistency means the homes compete on condition and updates more than on floor plan or era — buyers are essentially choosing between houses of the same generation, so the state of the roof, HVAC, and finishes is what separates one listing from the next.
The homestead share sits at just under 72 percent, which points to a community where most owners have settled in rather than cycled through as rentals or flips. For sellers, that turnover pattern usually means less competing inventory at any given time. For buyers, it means patience: well-kept homes here do not sit on the market waiting to be discovered, and off-market or pocket opportunities are less common than in newer, higher-turnover subdivisions.
Who Oak Valley Phase Iii is best for.
Best for
- Buyers seeking an established, mid-size home in the 1,800-square-foot range without a new-construction premium
- Buyers comfortable budgeting for system updates (roof, HVAC) on a home built in the mid-2000s in exchange for a settled, lower-turnover community
- Buyers who do not need on-site community amenities and would rather put budget toward the home itself
Probably not for
- Buyers who want a clubhouse, pool, or other shared amenity as part of the purchase
- Buyers wanting a brand-new or recently built home with systems still under original warranty
- Buyers hoping for a wide variety of home ages or architectural styles within one community
The market around Oak Valley Phase Iii
Oak Valley Phase Iii is a small community — 32 recorded sales on file, most recently in 2011 — too few for its own price trend. Here is the market around it.
Across Lake County, 3,176 homes are active and 1,107 pending (26% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Oak Valley Phase Iii specifically. Momentum Research analysis of MLS records.
The Oak Valley Phase Iii buying strategy.
If we were buying in Oak Valley Phase Iii 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 Phase Iii.
One phase, one era, one set of questions
Because every home in this community was built within roughly a year of the others, the usual due-diligence questions apply uniformly across the neighborhood rather than varying lot by lot: what has been replaced since 2004-2005, and what is original. Roofs, water heaters, and HVAC systems in a community this age are typically at or past a first replacement cycle, so a seller who has documented recent system work has a real point of differentiation, and a buyer should ask for that documentation before assuming anything is original-condition.
Current MLS listings for the community do not identify a distinct amenity package — no clubhouse, pool, or similar shared facility tied to the neighborhood. That does not make it a lesser buy; it means the value proposition here is the home and its lot, not a bundled recreation amenity, and buyers should evaluate price and condition on that basis rather than expecting HOA-run common areas.
The location and the amenities are priced into every listing in Oak Valley Phase Iii. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a single-phase community like this, the difference between listings often comes down to details that do not show up in a photo — a 2004 build with an untouched roof versus one with a documented recent replacement. We pull permit and disclosure history before you write an offer, and on the sell side we help you package that update history so your listing reads differently than the one next door.
Oak Valley Phase Iii 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 Phase Iii 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 Phase Iii 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 Phase Iii, 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 Phase Iii home worth?
Get a no-obligation home value based on real comparable sales in Oak Valley Phase Iii, 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 Phase Iii on the map →
Frequently Asked Questions
How many homes are in Oak Valley Phase Iii?
What share of Oak Valley Phase Iii is owner-occupied?
When were the homes in Oak Valley Phase Iii built?
Who is the best real estate agent for Oak Valley Phase Iii?
How do I find a top Minneola real estate agent who knows Oak Valley Phase Iii?
Can Momentum Realty connect me with an agent for Oak Valley Phase Iii?
Should you buy in Oak Valley Phase Iii?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 34711/34715)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2005 (7 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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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.
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