OAKLAND HILLS
Homes for Sale in ALTAMONTE SPRINGS, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Oakland Hills is a small pocket of 96 homes, and as of this snapshot there is exactly one active listing. That is not a typo - with 1.5 months of supply, this is a market defined by scarcity rather than volume. A single listing sets the tone for the entire community at any given moment, so pricing conversations here are less about comparable trends and more about what that one home is asking and how it stacks up against the last few closings.
Homes span nearly a century of construction, from 1930 through 2024, with a median build year of 1986 and a median living area of 1,286 square feet. That range means condition and vintage do a lot of the work in pricing - a fully updated newer build and an original 1930s home can sit blocks apart with very different stories to tell. With homestead exemptions on file for just under a third of homes, a meaningful share of the inventory turns over as non-owner-occupied or investment property, which can affect how quickly a given home comes to market.
OAKLAND HILLS right now
🟡 Balanced market. 3.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of August 2, 2026. Confidence: Medium (2 active and pending listings, 7 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($280K) is down 8.0% from the prior 12 months ($304K). With about 3 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 August 2. Confidence: Medium (7 and 6 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 2, 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
OAKLAND HILLS market snapshot (as of August 2, 2026): the median sale price is about $280K ($234 per sq ft over the trailing 12 months of closed sales), a median 46 days on market for closed sales, and 3.0 months of supply, a balanced market. The trailing-12-month median is down 8% from the prior 12 months, computed from record-level Stellar MLS closed sales (7 closings in the current window).
OAKLAND HILLS is a community of 177 homes in ALTAMONTE SPRINGS, Seminole County, built between 1960 and 1970 (median 1960), with a median living area of about 1,019 square feet. 49% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Oakland Hills is a compact, established pocket of Tampa with a wide build-year spread and very little active inventory at any given time, which keeps the market tight even when overall activity is modest.
The setting & the homes.
Aerial and on-site photos of OAKLAND HILLS. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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OAKLAND HILLSWho OAKLAND HILLS is best for.
Best for
- Buyers who have already identified a specific home in Oakland Hills and are ready to move quickly once it lists.
- Buyers comfortable evaluating an older build alongside newer construction, given the wide 1930 - 2024 range.
- Investors or owner-occupants comfortable with a modest median footprint around 1,286 square feet.
Probably not for
- Buyers who want to compare several active listings before making a decision - inventory here is too thin for that.
- Buyers seeking a large-format home well above the median living area.
- Buyers relying on community amenities as part of the decision, since none are identified from current MLS listings.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($280K) IS the median in the snapshot above, and the move from 2025 ($304K) IS the -8.0% one-year change.
Windows contain 0 to 7 sales each (7 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 2005 through 2026. Deemed reliable but not guaranteed.
OAKLAND HILLS Market Scorecard
OAKLAND HILLS is currently a strong seller's market. About 1.5 months of supply, a median asking price of $305,000, and homes go under contract in about 47 days.
Go deeper: county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in OAKLAND HILLS, ALTAMONTE SPRINGS
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 August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in OAKLAND HILLS
Live MLS inventory for OAKLAND HILLS. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending OAKLAND HILLS listings as of 2026-08-21, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026. Tap any home to ask about it.
OAKLAND HILLS on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Seminole County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Spring Lake Elementary · Elementary
- Teague Middle · Middle
- Lake Brantley High · High
Zoned schools reflect the assignments reported on recent OAKLAND HILLS listings and can change; always confirm with Seminole County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any OAKLAND HILLS address.
The OAKLAND HILLS buying strategy.
If we were buying in OAKLAND HILLS 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 OAKLAND HILLS.
A market defined by scarcity
With only 96 homes in the community and a single active listing at this snapshot, Oakland Hills does not behave like a typical subdivision with a running inventory of comparable homes. Buyers watching this area need to move on information quickly, because there may not be a second or third option to compare against in real time. Sellers, in turn, are negotiating largely against absorption pace and recent closed sales rather than a visible competitive set.
The building stock itself ranges from homes built in 1930 up through 2024, with a median year built of 1986 - meaning the community mixes original construction with more recent additions or rebuilds. Median living area sits at 1,286 square feet, a modest footprint that suggests this is not a market of large-format new construction. Condition, age of systems, and any updates will matter more here than in areas with tighter, more uniform inventory, since each home's story is largely its own.
The location and the amenities are priced into every listing in OAKLAND HILLS. 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 OAKLAND HILLS 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 (6.0). Basis: Recent Direction -8.0% year-over-year; Liquidity & Demand 3.0 months of supply; Owner Commitment 49% owner-occupied; Pricing Power 97.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A market with one active listing and under two months of supply does not reward a wait-and-see approach. We track closed activity and pricing behavior in Oakland Hills continuously, so when something does list - or when an off-market opportunity surfaces - our clients are positioned to act with real information rather than guesswork.
OAKLAND HILLS 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 OAKLAND HILLS 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 OAKLAND HILLS sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in OAKLAND HILLS, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your OAKLAND HILLS home worth?
Get a no-obligation home value based on real comparable sales in OAKLAND HILLS, 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 OAKLAND HILLS on the map →
Frequently Asked Questions
What is the median home price in OAKLAND HILLS?
How long do homes in OAKLAND HILLS take to sell?
Is OAKLAND HILLS a buyer's or seller's market right now?
How many homes are in OAKLAND HILLS?
What share of OAKLAND HILLS is owner-occupied?
When were the homes in OAKLAND HILLS built?
Do cash buyers compete in OAKLAND HILLS?
Who is the best real estate agent for OAKLAND HILLS?
How do I find a top ALTAMONTE SPRINGS real estate agent who knows OAKLAND HILLS?
Can Momentum Realty connect me with an agent for OAKLAND HILLS?
Should you buy in OAKLAND HILLS?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near OAKLAND HILLS with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (community parcel extract) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2005 (55 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.
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See how OAKLAND HILLS fits the bigger picture — live prices, inventory, and Momentum Scores: