Oak Vly
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 8 closed sales in Oak Vly Ph 4B in Minneola, FL since 2016, 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).
Oak Vly Ph 4B is a small, fully built-out pocket in Minneola with homes dating to the early 2000s, most clustered around a 2002 build year. With only 170 homes total and just a single closing recorded in the most recent window, this is not a market where you can lean on a stack of comparable sales. Pricing here gets set home by home, driven by condition, updates, and lot specifics more than by broad community trend lines.
The high homestead share tells you most owners have been here a while and treat these as long-term residences rather than quick-turn investments. That, combined with the thin closing volume, means inventory doesn't churn fast. When a home does come up, it's worth moving with real information rather than waiting to see what else lists — there may not be a second option in this micro-market for some time.
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 VlyHomes 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
Built out between 1999 and 2004, Oak Vly Ph 4B is a compact, mature section of Minneola in Lake County with living spaces that run a bit above 1,850 square feet at the median — no HOA amenities are noted from current MLS listings, so this is a straightforward, no-frills residential pocket.
Stellar MLS sales records identify 16 homes in Oak Vly that have changed hands since 2014, built between 1999 and 2005 (median 2002), with a median living area of about 1,984 sq ft and a typical 4-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 4 qualified sales in Oak Vly across 2024–2025 (3 in 2024, 1 in 2025), median $420,000 — 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 Vly is best for.
Best for
- Buyers who want an established, early-2000s home in Minneola and are comfortable evaluating individual condition rather than relying on a wide comp set
- Buyers planning a longer hold who don't need amenity-driven common areas
- Buyers working with an agent who can dig into single-home history in a low-turnover community
Probably not for
- Buyers who want a subdivision with clubhouse, pool, or other organized amenities
- Buyers who need a deep pool of recent comparable sales to feel confident on price
- Buyers hoping for frequent inventory turnover or multiple concurrent listings to compare
The market around Oak Vly
Oak Vly 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 Vly specifically. Momentum Research analysis of MLS records.
The Oak Vly buying strategy.
If we were buying in Oak Vly 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 Vly.
A small, settled pocket with thin data
At 170 homes, Oak Vly Ph 4B is a defined, self-contained section rather than a sprawling subdivision, and it reads that way in the numbers: a tight build-year range clustered around 2002, and a median living area near 1,874 square feet that suggests fairly consistent floor plans across the community.
What stands out is the transaction pace. A single closing in the most recent window is a signal of low turnover, not necessarily low demand — with a 70% homestead share, most residents have filed for the exemption tied to a primary residence, which typically correlates with longer hold periods. Buyers should expect to do their own condition diligence rather than rely on a deep bench of recent comps, and sellers should know that pricing precisely, rather than testing the market, is usually the better strategy in a community this size.
The location and the amenities are priced into every listing in Oak Vly. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this small, with limited recent closings to lean on, the value of a broker who tracks what's actually happening — home by home, not just at the subdivision level — goes up. We pull the individual sale history, permit records, and condition context that generic portals miss, so you're pricing or offering against reality, not an average.
Oak Vly 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 Vly 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 Vly sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Oak Vly, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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Should you buy in Oak Vly?
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 2016 (8 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 Vly Ph 4b
Development, infrastructure, retail, and school activity affecting Oak Vly Ph 4b, 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 2 miles southwest of Oak Vly Ph 4b.
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 16 miles north of Oak Vly Ph 4b, 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 21 miles northeast of Oak Vly Ph 4b, 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 Vly Ph 4b, 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 Vly Ph 4b, 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 Vly Ph 4b, 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.
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Common questions about Oak Vly
Where is Oak Vly?
Oak Vly is a community in Minneola, Lake County, Florida, ZIP 34715.
Are there homes for sale in Oak Vly right now?
No active listings inside Oak Vly 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 Vly have an HOA or CDD?
No HOA is on record for Oak Vly 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.
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