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 7 closed sales in Oak Valley Phase Iii in Minneola, FL since 2005, the most recent in April 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 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.
Figures in this note are as of July 21, 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
Oak Valley Phase III in Minneola is a compact, single-phase community of 139 homes built almost entirely in 2004 and 2005, with a median living area of 1,825 square feet — a size and age profile that reads as established, mid-size single-family housing rather than new construction or large-format homes.
Stellar MLS sales records identify 235 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.
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 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
Oak Valley is too small for its own price trend, so here is the market around it.
In ZIP 34715, 278 homes are on the market and 38% are under contract — a fast-moving corner of Minneola.
Across Lake County, 3,179 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.
Oak Valley Phase Iii by the numbers
From county property records and closed MLS sales for the Oak Valley Phase Iii subdivision: 10 homes on record; built 2004–2005; typical size about 1,847 heated sq ft; 3 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2007 | 1 | $230,000 |
| 2009 | 1 | $117,900 |
| 2010 | 4 | $117,750 |
| 2011 | 1 | $100,000 |
| 2025 | 1 | $412,000 |
| 2026 | 1 | $395,000 |
Newest recorded sale: $395,000 on 2026-04-08.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
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.
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. 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 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 →
Should you buy in Oak Valley?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| 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.
Recent Developments in Oak Valley Phase Iii
Development, infrastructure, retail, and school activity affecting Oak Valley Phase Iii, 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 less than a mile east of Oak Valley Phase Iii.
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 17 miles north of Oak Valley Phase Iii, 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 23 miles northeast of Oak Valley Phase Iii, 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 Phase Iii, 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 25 miles northeast of Oak Valley Phase Iii, 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 23 miles northeast of Oak Valley Phase Iii, 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.
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. A Momentum agent can price yours against live local 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.
See how Oak Valley Phase Iii fits the bigger picture — live prices, inventory, and Momentum Scores:
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.
Common questions about Oak Valley
Where is Oak Valley?
Oak Valley is a community in Minneola, Lake County, Florida, ZIP 34715.
How many homes are in Oak Valley?
County property records list 10 homes in Oak Valley, built between 2004 and 2005; the typical home is about 1,847 heated square feet.
What do homes in Oak Valley sell for?
Oak Valley has no MLS sales in the last 12 months. The most recent year with recorded sales on file is 2026 (1 sale, median $395,000). For context, ZIP 34715 has 278 homes on the market with 38% under contract.
Are there homes for sale in Oak Valley right now?
No active listings inside Oak Valley at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Oak Valley have an HOA or CDD?
No HOA is on record for Oak Valley in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
More Minneola & Lake County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Lake County or the full Neighborhood Finder.
