Oakview

Established 1988 · Gainesville · Alachua County

An established in-town Gainesville neighborhood of brick and block homes with an old-Florida feel near NW 13th Street and UF.

In-town GainesvilleBrick and block homes, 1930s to 1950sWalkable, near UF

Live Market Pulse

50/100
Momentum

Buyer-Leaning Market (limited data)

Tight supply keeps sellers in control, but dated interiors still trade at a discount, so condition is where buyers win.

Free · No obligation

Unlock Off-Market Oakview

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive Stellar MLS data14 years of closingsLocal renovation analysisUpdated twice daily

LiveMarket PulseStellar MLS

n/a

Median Price

0mo

Supply

152days

Avg DOM

Soft

Seller Leverage

n/a

Median $/Sqft

n/a

1-Yr Price Change

0now

Distress

Jon's Current Read

"Oakview is an established in-town neighborhood in Gainesville (ZIP 32601), of late-1930s to 1950s vintage, reported as an established in-town neighborhood of late-1930s to 1950s brick and concrete-block homes with an old-Florida feel and a Walk Score around 65, with no mandatory HOA reported (neighborhood profiles). The read is location-and-character value: a setting near NW 13th Street, the University of Florida, and downtown. The buy is condition-and-detail specific: confirm the systems and any updates, the product and the lot, the dues or status, and comp within Oakview by condition before you offer."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Oakview is an established in-town neighborhood in Gainesville (ZIP 32601), Alachua County, of late-1930s to 1950s vintage, reported as an established in-town neighborhood of late-1930s to 1950s brick and concrete-block homes with an old-Florida feel and a Walk Score around 65 (neighborhood profiles). Treat the figures here as reported and confirm for the specific home.

Housing is detached single-family homes, mostly smaller older homes, so condition, the product, and the lot separate otherwise similar homes; confirm the specifics for a given address.

The community is characterized by towering pines and large oaks, and walkable streets, with no mandatory HOA reported and a location near NW 13th Street, the University of Florida, and downtown; confirm the current dues, what they cover, and any rules.

Because value here is condition-and-detail specific, confirm the systems and updates, the product and the lot, the dues or status, and comp within Oakview by condition before you offer.

Quick Match

Who Oakview is best for.

Best for

Buyers who want an established in-town neighborhood in Gainesville
Buyers who value the location and the community character described here
Buyers comfortable confirming the dues, the systems, and condition

Probably not for

Buyers who want something materially different in type or setting
Buyers who want a location outside this area
Buyers unwilling to confirm the dues, the product, and condition

Market Pulse

How Oakview is performing right now

50/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

0Months of supplytight

152Median days on marketdays

0 : 1Under contract vs for salestrong demand

0Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+0%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from Stellar MLS, as of June 18, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Oakview listings and the trailing twelve months of closed sales.

Where prices are going$850K2026 YTD

Median sale price by year. Tap a label to compare or Gainesville. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square foot$3072026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now1 : 0active : pending

For sale1

Pending0

Sold 12mo0

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in Oakview buys, holds, and resells. See the five factors.

Homes For Sale Right Now in Oakview

Live MLS inventory for Oakview. 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 · 152 daysTop listing

$715,000

4 bd · 3.5 ba · 2,910 sqft · built 1947

1027 Nw 11Th Avenue, GAINESVILLE, 32601

RenovatedBest value

Listed by BRASS & HAYNIE INC.

Active and pending Oakview listings as of 2026-06-18, priced high to low. Listings courtesy of Stellar MLS as distributed by MLS GRID.. Tap any home to ask about it.

Interactive Map

Oakview on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from Stellar MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

Nearby & Commute

How far is everything?

The takeaway

The location is the everyday-convenience case: shopping, schools, and the major roads are all a manageable drive.

Drive times from Oakview. They are approximate and vary with traffic and your exact start point.

NW 13th Street corridor~2 to 5 min · approximate

University of Florida~7 to 12 min · approximate

Downtown Gainesville~7 to 12 min · approximate

UF Health / Shands~10 to 15 min · hospital, approximate

Depot Park~7 to 12 min · approximate

I-75 interchange (Newberry Rd)~12 to 18 min · approximate

Distances and drive times are approximate and vary with traffic. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near Oakview with Momentum Realty’s local guides.

PTPalm TerraceGainesville, FL · 0.1 mi OHOsceola HeightsGainesville, FL · 0.2 mi MHMurrey Hill CourtGainesville, FL · 0.3 mi FPFlorida ParkGainesville, FL · 0.3 mi WPWestside PlaceGainesville, FL · 0.3 mi FPForest ParkGainesville, FL · 0.4 mi INInglesideGainesville, FL · 0.4 mi LELeewoodGainesville, FL · 0.5 mi HGHobbits GlenGainesville, FL · 0.5 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr

Oakview (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take

Alachua County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby

Oakview is served by Alachua County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Buying with schools in mind? We can confirm the exact zoned schools for any Oakview address.

The takeaway

What actually shapes value at Oakview, sourced and dated. We do not publish rumor.

Recent Developments in Oakview

Development Intelligence

Our read on what is being built around Oakview, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishThe structural story is established in-town neighborhood in Gainesville, an established in-town neighborhood of late-1930s to 1950s brick and concrete-block homes with an old-Florida feel and a Walk Score around 65. The watch items are the systems and condition, the dues or status, and the product and lot.

Location and character in Gainesville

BullishThe Gainesville setting near NW 13th Street, the University of Florida, and downtown supports demand; condition and the specific home still drive value. impact

SignificanceRadius: Corridor

Location and character in Gainesville

Established community profile

NeutralCondition and the product separate otherwise similar homes; comp by condition. impact

SignificanceRadius: Community

Established community profile

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Oakview, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

Established
Community
Oakview community profile
Oakview is profiled as an established in-town neighborhood of late-1930s to 1950s brick and concrete-block homes with an old-Florida feel and a Walk Score around 65 in Gainesville (ZIP 32601), of late-1930s to 1950s vintage (neighborhood profiles). Treat figures as reported and confirm. Why it matters: The location and character are the story; value turns on condition, the product, and the comp. Source

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.

The Strategy

The Oakview buying strategy.

If we were buying in Oakview, this is the order of operations we would run, and the one we run for our clients.

Confirm the systems and updates, roof, HVAC, electrical, and plumbing for the home's vintage.

Confirm the product and the lot, the exact type, the lot, and the position within the community.

Confirm the dues or status, no mandatory HOA reported, and any rules or assessments.

Use the location, but comp by condition rather than location alone.

Comp within Oakview by condition, not the broader market.

The Quick Decision

Best Buy

A well-kept home with the dues, product, and systems confirmed, priced to its condition.

Biggest Risk

Underbudgeting systems, or missing the dues or product details.

Best Lot

Read the lot and the position within the community.

Smart Timing

Confirm the systems, the dues, and the product before you write.

Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Oakview is an established in-town neighborhood in Gainesville (32601) in Alachua County, reported as an established in-town neighborhood of late-1930s to 1950s brick and concrete-block homes with an old-Florida feel and a Walk Score around 65, with no mandatory HOA reported and a location near NW 13th Street, the University of Florida, and downtown. Homes are zoned to Alachua County public schools by address; verify the current zoning with the district, and confirm the dues, product, and condition for a specific home.

Oakview Homes For Sale

What your money buys in Oakview.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Oakview today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

Entry: homes needing updates

The most attainable product is the homes that need updates. Confirm the dues and systems, and budget the work before assuming a value.

Lowest entry

Mid: updated homes

The core is updated homes in sound condition. Condition, the product, and the lot separate these.

Most inventory

High: larger or fully updated homes

The top end is the larger or fully updated homes. These trade on the finish, the product, and the location.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings

What Your Money Buys

What ~$900K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

Entry: homes needing updates

The most attainable product is the homes that need updates. Confirm the dues and systems, and budget the work before assuming a value.

Mid: updated homes

The core is updated homes in sound condition. Condition, the product, and the lot separate these.

High: larger or fully updated homes

The top end is the larger or fully updated homes. These trade on the finish, the product, and the location.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Oakview, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take

Renovation math decides the deal
Better lots and views resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay

Proprietary Data

The renovation premium.

Renovated-listing inventory in Oakview is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Oakview holds value.

Our read on the factors that protect resale here, and the one to manage.

No CDD on the tax billStrong

Central Gainesville locationStrong

Scarce, established homesitesStrong

Established, in-demand locationPositive

All-resale 1990s conditionManage it

Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.

Operator Note

The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.

5 Mistakes Buyers Make in Oakview

15-Second Take

Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Underbudgeting the carrying costs
Skipping the roof, HVAC, and systems check

The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Overpaying for an interior lot

A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.

Underbudgeting the carrying costs

Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.

Skipping the systems check

An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

The location and character are priced into every Oakview listing. The deal is won on condition, the systems, and the product, not the sticker.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

7.1B · Buy Score

Resale Strength7.1/10

Renovation Risk5.8/10

Location Efficiency8.4/10

Long-Term Defensibility7.0/10

Carrying Cost Advantage7.4/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Oakview is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Stellar MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live Stellar MLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates

Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)

$261 value$401 premium

Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Stellar MLS; for orientation, not an appraisal.

15-Second Take

Lots in Gainesville.
Condition and the product drive value.
Confirm the HOA or deed-restriction status.
Read the lot and the position.
Comp by condition before you write.

In an established in-town neighborhood like Oakview, the location, the product, and condition set value. The Gainesville setting near NW 13th Street, the University of Florida, and downtown supports demand, while the stock varies in updating. Confirm the systems, the dues or status, and the product, read the lot, and compare a home against the closest sale of similar condition within Oakview before the finishes.

The 15-Second Verdict

Oakview in 15 seconds.

Best forBuyers who want an established in-town neighborhood in Gainesville.

Strong onThe Gainesville location and the community character described here.

WatchThe systems and condition, the dues or status, and the product and lot.

Not forBuyers who want a materially different type, setting, or location.

The edgeCondition and the right detail drive value, so the well-kept home comped by condition is the find.

HOA, CDD & Fees

15-Second Take

Reported no mandatory HOA reported.
Confirm the HOA or deed-restriction status.
Single-family stock in Gainesville.
Condition and the product drive value.
Confirm dues, status, and any assessments.

Oakview is reported with no mandatory HOA reported; confirm the HOA or deed-restriction status, any dues, and any deed restrictions for the specific property before you offer.

With no reported mandatory HOA, the owner is responsible for the home and lot. Confirm any voluntary association or deed restrictions for the specific property.

No significant community amenities are assumed; confirm any common-area or nearby park access for the specific home.

Run Your Numbers

Tools for a Oakview buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxAlachua County millage and the homestead picture.Rent vs buyThe breakeven on owning in Oakview.Save Our HomesProject your homestead tax cap over time.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Oakview

Thinking of selling in Oakview?

Your buyer is weighing condition, the product, and the dues, so sell the specifics: the updates and systems, the product and lot, the dues or status, and condition.

Momentum listings (YTD)

97.98%

Sold-to-list ratio across our market for our agents, sellers keeping more of their price.

Market average (YTD)

96.73%

The broader metro average sold-to-list ratio over the same period.

Momentum days on market

64 days

Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.

Market days on market

72 days

The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Oakview, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping Oakview, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Oakview home worth?

Get a no-obligation home value based on real comparable sales in Oakview matched to your condition, lot, and view, 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 Oakview on the map →
Or get your Oakview home value & selling guide →

Real comps, not a Zestimate.

Oakview Market Scorecard

Strong seller's market

Oakview is currently a strong seller's market. About 1.8 months of supply, a median asking price of $1,049,500, and homes go under contract in about 72 days.

1.8

Months supply

$1,049,500

Median list

$847,500

Median sold

$321

Per sqft

Days on mkt

6/7/39

Active/Pend/Sold

Typical home value in the 32224 ZIP is $456,759, about 13.7% above the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Live data: Stellar MLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Frequently Asked Questions

What kind of homes are in Oakview?

Reported as late-1930s to 1950s brick and concrete-block homes with towering pines and oaks and an old-Florida feel. Confirm the build year and condition for the specific home.

Is Oakview walkable?

It is reported as a moderately walkable neighborhood with a Walk Score around 65, near NW 13th Street and UF. Confirm specifics for a given address.

What is Oakview?

Oakview is an established in-town neighborhood in Gainesville, of late-1930s to 1950s vintage. Confirm the specifics for the particular home.

Where is Oakview located?

In Gainesville (ZIP 32601), near NW 13th Street, the University of Florida, and downtown. Drive times are approximate.

Does Oakview have an HOA?

It is reported with no mandatory HOA reported. Confirm the HOA or deed-restriction status and any dues for the specific property.

What kinds of homes are in Oakview?

Reported as detached single-family homes, mostly smaller older homes, of late-1930s to 1950s vintage. Confirm the product type, size, and condition for the specific home.

What schools serve Oakview?

Homes are zoned to Alachua County public schools by address; assignments change, so verify the exact zoned schools with the district.

How far is Oakview from the University of Florida?

Roughly 7 to 12 minutes. Drive times are approximate and depend on traffic.

Is Oakview a good investment?

The location and community character support demand, but it is condition-and-detail specific. Confirm the dues, the systems, and the product, and comp by condition before deciding.

What should I check before buying in Oakview?

The systems and any updates, the product type and the lot, the dues or deed-restriction status, and condition, comped within Oakview.

Should I use the listing agent to buy in Oakview?

No. The listing agent works for the seller. Where condition, the dues, and the product swing value, having your own representation is the highest-leverage decision you make.

Is Oakview gated?

Confirm whether Oakview is gated or open and any access details for the specific property.

The Verdict

Should you buy in Oakview?

An honest fit check. We will tell you when it is not your community.

Buyers who want an established in-town neighborhood in GainesvilleExcellent fit

Buyers who value the location and the community character described hereExcellent fit

Buyers comfortable confirming the dues, the systems, and conditionExcellent fit

Buyers who want something materially different in type or settingProbably not

Buyers who want a location outside this areaProbably not

Buyers unwilling to confirm the dues, the product, and conditionProbably not

Get the inside read on Oakview

Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Oakview home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

You are all set.

A Momentum Realty Oakview specialist will reach out personally, usually the same day.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Listings courtesy of Stellar MLS as distributed by MLS GRID. IDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing; deemed reliable but not guaranteed by MLS GRID.

Oakview

The 60-Second Overview

Who Oakview is best for.

Best for

Probably not for

How Oakview is performing right now

Homes For Sale Right Now in Oakview

Oakview on the map.

How far is everything?

Nearby Communities

Schools

Recent Developments in Oakview

Location and character in Gainesville

Established community profile

Oakview community profile

The Oakview buying strategy.

The full read, only if you want it.

What your money buys in Oakview.

What ~$900K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Oakview holds value.

5 Mistakes Buyers Make in Oakview

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Underbudgeting the carrying costs

Skipping the systems check

Momentum Buy Score.

Why our read on Oakview is different.

Which Lots & Views Hold Value Best

Oakview in 15 seconds.

HOA, CDD & Fees

Tools for a Oakview buy.

Thinking of selling in Oakview?

In Oakview, condition and view decide your number

What is your Oakview home worth?

Price History: What Homes Here Have Actually Sold For

Oakview Market Scorecard

Frequently Asked Questions

Should you buy in Oakview?

Get the inside read on Oakview

You are all set.

Need to sell fast in Alachua County?

You just read the data. Now see what your home is worth.