Ranches at Mcleod 40s
Homes for Sale in Eagle Lake, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-08-02, 40 recorded sales closed at a median of $276,090 (-8% versus the prior year's median), $145 per square foot, a median 12 days on market, sellers accepting 96% of original asking. At the median price and Polk County's FY2025-26 rate of 16.19 mills, annual property tax runs about $4,470 ($3,790 with the full homestead exemption).
Ranches at Mcleod 40s is a new-construction neighborhood in Eagle Lake, with homes built in 2023 and 2024 and a median build year of 2024. Price here is driven by the product itself: a median of roughly 2,525 living square feet pulling a median around $276,090, or about $145 per square foot. With everything this fresh, condition is uniform and finishes are current, so the spread you see tracks floor plan and lot more than wear.
The current posture is fast and softening. Median days on market sit at 12, which tells you well-priced homes move quickly, but prices are down 8% year over year, so sellers should price to the present, not last year. For buyers, that combination of quick turnover and a down market means you can act decisively on a home that fits without betting on a rising tide.
Figures in this note are as of October 26, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Ranches at Mcleod 40s right now
🔴 Off the recent peak. The trailing-12-month median ($276K) is down 8.0% from the prior 12 months ($300K).Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending August 2. Confidence: Very High (40 and 68 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 8, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside Ranches at Mcleod 40s 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
Ranches at Mcleod 40s market snapshot (as of August 2, 2026): the median sale price is about $276K ($145 per sq ft over the trailing 12 months of closed sales), and a median 12 days on market for closed sales. The trailing-12-month median is down 8% from the prior 12 months, computed from record-level Stellar MLS closed sales (40 closings in the current window).
In ZIP 33839 (Eagle Lake), 149 homes closed in the last 12 months at a median of $287K ($156/sq ft), down 2.8% year over year, with a median 42 days on market. Right now 1 active listings. See the live ZIP 33839 housing market and the Polk County market.
Ranches at Mcleod 40s is a community of 373 homes in Eagle Lake, Polk County, built between 2023 and 2024 (median 2024), with a median living area of about 2,525 square feet. 22% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a near-new Polk County community of 373 homes where the inventory is current build and the square footage runs generous, so the decision is really about plan and price rather than renovation risk.
Who Ranches at Mcleod 40s is best for.
Best for
- Buying a move-in-ready, current-build home without renovation risk
- Prioritizing interior square footage and a predictable per-square-foot cost
- Acting decisively in a fast-moving market where well-priced homes clear in about 12 days
Probably not for
- Needing pools, clubhouses, or other shared amenities, which are not present here
- Counting on short-term price gains in a market down 8% year over year
- Wanting a predominantly owner-occupied block, given the roughly 22% homestead share
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 ($276K) IS the median in the snapshot above, and the move from 2025 ($300K) IS the -8.0% one-year change.
Windows contain 1 to 82 sales each (40 in the current window); every figure carries its sample size. Based on Stellar MLS data distributed by MLS GRID for the period 2023 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Polk County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Polk County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
43% of homes for sale in ZIP 33839 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-08-01).
Ranches at Mcleod 40s Market Scorecard
Ranches at Mcleod 40s is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Schools
- Polk County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Polk County Public Schools (verify by address) · Public
- Eagle Lake Elementary and Lake Region High (verify) · By address
- Magnet and choice options may apply · Choice
Zoned schools reflect the assignments reported on recent Ranches at Mcleod 40s listings and can change; always confirm with Polk County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Ranches at Mcleod 40s address.
The Ranches at Mcleod 40s buying strategy.
If we were buying in Ranches at Mcleod 40s 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 Ranches at Mcleod 40s.
A new-build enclave, priced to move
At a median of about 2,525 square feet and a median price near $276,090, Ranches at Mcleod 40s offers a lot of interior space for the money in a Polk County setting. The homes are 2023 and 2024 vintage, so systems, roofs, and finishes are new, and the $145-per-square-foot median reflects that consistency rather than a patchwork of ages and conditions.
The 8% year-over-year decline is the number to respect. With no community amenities identified in current listings, value here rests entirely on the house and the location, so buyers are paying for square footage and build year, not shared facilities. A homestead share around 22% also signals a meaningful non-owner-occupied presence, which is worth weighing if long-term stability of the surrounding block matters to you.
The location and the amenities are priced into every listing in Ranches at Mcleod 40s. 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 Ranches at Mcleod 40s 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 3 factors (4.6). Basis: Recent Direction -8.0% year-over-year; Owner Commitment 22% owner-occupied; Pricing Power 96.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a new-construction market that is moving in 12 days but down 8% year over year, timing and pricing are everything, and we read the Stellar MLS data on this community weekly. We will tell you where a given floor plan sits against the $276,090 median, whether the per-square-foot number is fair for the lot, and when a listing is priced to yesterday's market rather than today's.
Ranches at Mcleod 40s in 15 seconds.
Tools for a Ranches at Mcleod 40s 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 Ranches at Mcleod 40s sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Ranches at Mcleod 40s, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Ranches at Mcleod 40s home worth?
Get a no-obligation home value based on real comparable sales in Ranches at Mcleod 40s, 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 Eagle Lake →
| Location | Eagle Lake, Polk County, FL · ZIP 33839, 33859 |
|---|---|
| Homes in the community | 373 (FL DOR 2025 assessment roll) |
| Years built | 2023–2024 (median 2024) |
| Typical living area | 2,525 sq ft (median) |
| Sale prices, last 12 months | $276,090 median across 40 closed sales · $145 per sq ft · -8.0% vs the prior 12 months |
| Days on market (closed sales) | 12 median |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 22% |
| Zoned public schools | Polk County Public Schools (verify by address); Eagle Lake Elementary and Lake Region High (verify); Magnet and choice options may apply |
Data as of August 2, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2023 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Ranches at Mcleod 40s key facts,” movewithmomentum.com/neighborhoods/ranches-at-mcleod-40s, data as of August 2, 2026.
Housing distress & ownership in RANCHES AT MCLEOD 40S, Eagle Lake
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 October 2026 through October 2026. Deemed reliable but not guaranteed.
More Eagle Lake home searches
- All homes for sale in Eagle Lake, FL
- Eagle Lake home values: what is my house worth?
- ZIP 33839 housing scorecard
Eagle Lake guides & data
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Deepwater Circle (37 homes on record)
- Totem Road (32 homes on record)
- Lasso Loop (22 homes on record)
- Marksman Road (21 homes on record)
- Trotters Drive (20 homes on record)
- Foreman Road (18 homes on record)
- Timberland Drive (14 homes on record)
- Pioneer Trail (6 homes on record)
Email me new listings in Ranches at Mcleod 40s
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 Ranches at Mcleod 40s
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Ranches at Mcleod 40s will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Ranches at Mcleod 40s?
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How many homes are in Ranches at Mcleod 40s?
What share of Ranches at Mcleod 40s is owner-occupied?
When were the homes in Ranches at Mcleod 40s built?
Do cash buyers compete in Ranches at Mcleod 40s?
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Who is the best real estate agent for Ranches at Mcleod 40s?
How do I find a top Eagle Lake real estate agent who knows Ranches at Mcleod 40s?
Can Momentum Realty connect me with an agent for Ranches at Mcleod 40s?
Where is Ranches at Mcleod 40s, and what county is it in?
Is Ranches at Mcleod 40s a good place to live?
Should you buy in Ranches at Mcleod 40s?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: June 30, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (10 streets, ZIP 33839/33859)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Schools | 2025-26 district assignments + FLDOE school grades; verify with the district |
| Historical depth | Closed-sale records back to 2023 (191 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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See how RANCHES AT MCLEOD 40S fits the bigger picture — live prices, inventory, and Momentum Scores: