Rotonda West Oakland Hills
Homes for Sale in Rotonda West, FL
All 214 homes for sale in Rotonda West, FL · median $384,950 · 196 homes for sale in 33947 · Charlotte County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
As of November 2026, Rotonda West Oakland Hills in Rotonda West, FL has 26 homes for sale and 4 pending, asking from $205,000 to $509,900 (median $287,450). Over the 12 months ending 2026-08-02, 41 recorded sales closed at a median of $270,000 (-4% versus the prior year's median), $162 per square foot, a median 76 days on market, sellers accepting 90% of original asking. Homes listed or recently sold were built 1972 - 2026 with 1 new construction; 42 of 42 report an HOA (median $16/mo); 28 of the 42 geocoded homes sit in a FEMA special flood hazard zone (median elevation 7 ft). At the median price and Charlotte County's FY2025-26 rate of 16.92 mills, annual property tax runs about $4,570 ($3,880 with the full homestead exemption).
Last 30 days in Rotonda West Oakland Hills: 6 new listings (median asking $334,000), 4 under contract right now, 3 closed sales (median $235,500). As of November 7, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
Homes For Sale Right Now in Rotonda West Oakland Hills
Live MLS inventory for Rotonda West 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 · 172 daysTop listing
Active · 18 days
Active · 117 days
Active · 114 days
Active · 350 days
Active · 31 days
Active · 33 days
Active · 197 days
Active · 14 days
Active · 19 days
Active · 68 days
Active · 284 days
Active · 362 days
Active · 203 daysActive and pending Rotonda West Oakland Hills listings as of 2026-11-02, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026. Tap any home to ask about it.
Price here is driven by condition and the particular home more than by any uniform standard. With a median around $270,000 and a median of roughly $162 per square foot, the spread is wide: this is a pocket of homes built across more than five decades, from 1970 through 2024, with the median vintage landing at 1999. What you pay tracks closely to how updated a given house is, not a tidy neighborhood-wide price band.
The current posture favors patience on both sides. The median home is taking about 76 days to sell, and prices are off 4.3% year over year, so sellers should price to the market as it is rather than to last year's comps. With a market heat score of 33, buyers generally have room to negotiate and time to do diligence rather than rushing an offer.
Figures in this note are as of October 26, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Rotonda West Oakland Hills right now
🟡 Off the recent peak. The trailing-12-month median ($270K) is down 4.3% from the prior 12 months ($282K) and up 234% since 2012. With about 27 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: Very High (41 and 46 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 6, 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 Rotonda West OAKLAND HILLS 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
Rotonda West Oakland Hills market snapshot (as of August 2, 2026): the median sale price is about $270K ($162 per sq ft over the trailing 12 months of closed sales), and a median 76 days on market for closed sales. The trailing-12-month median is down 4% from the prior 12 months and up 234% since 2012, computed from record-level Stellar MLS closed sales (41 closings in the current window).
In ZIP 33947 (Rotonda West), 173 homes closed in the last 12 months at a median of $420K ($202/sq ft), down 1.2% year over year, with a median 48 days on market. See the live ZIP 33947 housing market and the Charlotte County market.
Flood zones in Rotonda West Oakland Hills: of 29 listing addresses checked against the FEMA National Flood Hazard Layer, 3% sit outside the FEMA Special Flood Hazard Area (Zone X); 97% are in an A-series high-risk zone where flood insurance is required with a federally backed mortgage. Individual parcels vary - verify any specific address at msc.fema.gov.
Rotonda West Oakland Hills is a community of 2,169 homes in Rotonda West, Charlotte County, built between 1970 and 2024 (median 1999), with a median living area of about 1,870 square feet. 42% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Rotonda West Oakland Hills is a sizable established pocket of roughly 2,169 homes in Charlotte County, with housing stock spanning 1970 to 2024 and a median build year of 1999. The longer-term trend is notable: values are up 234% since 2012, even as the past year softened.
The setting & the homes.
Aerial and on-site photos of Rotonda West Oakland Hills. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Rotonda West Oakland Hills
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Rotonda West Oakland HillsPhotos from Stellar MLS listings in Rotonda West Oakland Hills; content deemed reliable but not guaranteed.
Who Rotonda West Oakland Hills is best for.
Best for
- Buying to hold in an established community where long-term values have climbed since 2012
- Buyers who have time to shop a slower, 76-day market and negotiate on condition
- Buyers comfortable evaluating a wide range of home vintages from 1970 to 2024
Probably not for
- Needing to sell quickly in a market where the median home takes about 76 days
- Expecting a tidy, uniform price band rather than condition-driven pricing
- Wanting on-site community amenities, which are not identified in 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 ($270K) IS the median in the snapshot above, and the move from 2025 ($282K) IS the -4.3% one-year change.
Windows contain 0 to 60 sales each (41 in the current window); every figure carries its sample size. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026. Deemed reliable but not guaranteed.
13% of homes for sale in Rotonda West Oakland Hills 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 (2026-11-07).
Rotonda West (Oakland Hills) Market Scorecard
Rotonda West (Oakland Hills) is currently a strong buyer's market. About 26.0 months of supply, a median asking price of $287,450, and homes go under contract in about 90 days.
Typical home value in the 33947 ZIP is $345,877, about 9.2% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · 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.
Rotonda West 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 contributors.
Schools
- Charlotte County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Charlotte County Public Schools (verify by address) · Public
- Confirm zoned elementary, middle, and high · By address
- Magnet and choice options may apply · Choice
Zoned schools reflect the assignments reported on recent Rotonda West Oakland Hills listings and can change; always confirm with Charlotte County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Rotonda West Oakland Hills address.
Shop the zone: Homes zoned for Lemon Bay High High School
The Rotonda West Oakland Hills buying strategy.
If we were buying in Rotonda West 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 Rotonda West Oakland Hills.
A condition-driven market with a slow clock
This is a mature community, and the 1999 median build year tells the real story: expect a mix of original and renovated homes, where age and updates matter more than square footage alone. The median living area sits near 1,870 square feet, but what separates one sale from the next is usually the roof, systems, and finish level. Diligence on condition is where buyers win or lose here.
The pace is deliberate. A 76-day median days-on-market and a market heat score of 33 both point to a market that rewards preparation over speed. For sellers, that means realistic pricing and a clean, well-presented home; for buyers, it means leverage and the ability to walk if the numbers do not work. The 41-closing window shows steady, if unhurried, turnover, and the 41.6% homestead share suggests a meaningful owner-occupied base alongside investment and seasonal activity.
The location and the amenities are priced into every listing in Rotonda West 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 Rotonda West 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 (5.5). Basis: Long-Term Appreciation +234% since 2012; Recent Direction -4.3% year-over-year; Owner Commitment 42% owner-occupied; Pricing Power 89.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a condition-driven market with a soft year-over-year trend, pricing and inspection strategy are everything. We read each home on its own merits rather than leaning on a neighborhood average, help sellers position against a 76-day clock, and help buyers use the slower pace to negotiate and verify before they commit.
Rotonda West Oakland Hills in 15 seconds.
Tools for a Rotonda West 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 Rotonda West 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 Rotonda West 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 Rotonda West Oakland Hills home worth?
Get a no-obligation home value based on real comparable sales in Rotonda West 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 all homes for sale in Rotonda West →
Recently off market in Rotonda West OAKLAND HILLS
Homes in Rotonda West OAKLAND HILLS that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 9 on record.
- 12 Golfview Road · off market
- 16 Oakland Hills Place · off market
- 169 Caddy Road · off market
- 219 Caddy Road · off market
- 231 Caddy Road · off market
- 249 Rotonda Boulevard · off market
- 55 Rotonda Circle · off market
- 66 Oakland Hills Ct · off market
| Location | FL |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Deed Restrictions, Golf, Playground, Park, Clubhouse, Tennis Court(s) |
| For sale right now | 27 active, 4 pending · median asking $289,900 · 6.5 months of supply |
| Zoned public schools | Charlotte County Public Schools (verify by address); Confirm zoned elementary, middle, and high; Magnet and choice options may apply |
Data as of November 6, 2026. Based on Stellar MLS data distributed by MLS GRID. Market figures describe homes, not residents. Cite as: Momentum Realty, “Rotonda West Oakland Hills key facts,” movewithmomentum.com/neighborhoods/rotonda-west-oakland-hills, data as of November 6, 2026.
Just listed in Rotonda West Oakland Hills
The newest homes for sale in Rotonda West Oakland Hills right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 60 Rotonda Circle $246,500 · 3 bd · 2 ba · 1,231 sq ft · listed Nov 3, 2026 Courtesy of RE/MAX ALLIANCE GROUP
- 28 Golfview Road $248,900 · 2 bd · 2 ba · 1,333 sq ft · listed Nov 3, 2026 Courtesy of DALTON WADE INC
- 90 Oakland Hills Court $339,000 · 4 bd · 3 ba · 2,305 sq ft · listed Oct 23, 2026 Courtesy of PARADISE EXCLUSIVE REAL ESTATE
- 158 Annapolis Lane $499,900 · 4 bd · 2 ba · 2,153 sq ft · listed Oct 19, 2026 Courtesy of REALTY ONE GROUP INNOVATION
- 130 Annapolis Lane $339,000 · 3 bd · 2 ba · 1,701 sq ft · listed Oct 18, 2026 Courtesy of PAPE PROPERTIES REALTY
- 114 Caddy Road $360,000 · 4 bd · 2 ba · 2,520 sq ft · listed Oct 6, 2026 Courtesy of MICHAEL SAUNDERS & COMPANY
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Rotonda West Oakland Hills Right Now (30)
All 30 active and pending Rotonda West Oakland Hills listings with a detail page, newest first, refreshed twice a day from the MLS.
- 60 Rotonda Circle · $246,500 · 3 bd / 2 ba · listed Oct 30, 2026 · listed by Re/Max Alliance Group
- 28 Golfview Road · $248,900 · 2 bd / 2 ba · listed Oct 30, 2026 · listed by Dalton Wade Inc
- 258 Annapolis Lane · $254,900 · 2 bd / 2 ba · pending · listed Oct 25, 2026 · listed by Lpt Realty, Llc
- 90 Oakland Hills Court · $339,000 · 4 bd / 3 ba · listed Oct 20, 2026 · listed by Paradise Exclusive Real Estate
- 158 Annapolis Lane · $499,900 · 4 bd / 2 ba · listed Oct 15, 2026 · listed by Realty One Group Innovation
- 130 Annapolis Lane · $339,000 · 3 bd / 2 ba · listed Oct 4, 2026 · listed by Pape Properties Realty
- 114 Caddy Road · $360,000 · 4 bd / 2 ba · listed Oct 2, 2026 · listed by Michael Saunders & Company
- 162 Annapolis Lane · $360,000 · 3 bd / 2 ba · listed Sep 30, 2026 · listed by Bayport Property Group
- 160 Annapolis Lane · $274,000 · 3 bd / 2 ba · listed Sep 19, 2026 · listed by Century 21 Allpoints Realty
- 66 Oakland Hills Court · $215,000 · 2 bd / 2 ba · listed Sep 11, 2026 · listed by West Islands Realty Inc
- 27 Annapolis Lane · $285,000 · 3 bd / 2 ba · listed Sep 10, 2026 · listed by Better Homes And Gardens Real Estate Lifestyles Realty
- 199 Caddy Road · $314,900 · 3 bd / 2 ba · listed Aug 28, 2026 · listed by Keller Williams Island Life Real Estate
- 192 Annapolis Lane · $235,000 · 2 bd / 2 ba · listed Aug 28, 2026 · listed by Savvy Avenue, Llc
- 50 Caddy Road · $275,000 · 3 bd / 2 ba · pending · listed Aug 28, 2026 · listed by Realty Cooperative
- 30 Oakland Hills Court · $260,000 · 3 bd / 2 ba · listed Aug 25, 2026 · listed by Realty One Group Mvp
- 267 Annapolis Lane · $199,000 · 3 bd / 2 ba · pending · listed Aug 18, 2026 · listed by Tall Pines Realty
- 113 Annapolis Lane · $219,000 · 3 bd / 2 ba · listed Aug 14, 2026 · listed by Kw Coastal Living Iii
- 144 Rotonda Circle · $205,000 · 2 bd / 2 ba · listed Aug 13, 2026 · listed by Exit King Realty
- 12 Golfview Court · $289,900 · 2 bd / 2 ba · listed Aug 9, 2026 · listed by Paradise Exclusive Inc
- 82 Rotonda Circle · $399,990 · 3 bd / 2 ba · listed Aug 7, 2026 · listed by Keller Williams Realty- Palm Harbor
- 23 Annapolis Lane · $209,000 · 2 bd / 1 ba · listed Aug 7, 2026 · listed by Re/Max Alliance Group
- 18 Caddy Road · $443,300 · 4 bd / 3 ba · listed Aug 7, 2026 · listed by Adams Homes Realty
- 52 Annapolis Lane · $244,500 · 2 bd / 2 ba · listed Aug 7, 2026 · listed by Five Star Real Estate Of Fl
- 240 Caddy Road · $509,900 · 4 bd / 2 ba · listed Aug 7, 2026 · listed by Realty One Group Innovation
- 295 Annapolis Lane · $270,000 · 3 bd / 2 ba · listed Aug 7, 2026 · listed by Vigoreon Investments Llc
- 18 Annapolis Lane · $346,000 · 3 bd / 2 ba · listed Aug 7, 2026 · listed by Home Matchmaking Realty
- 4 Golfview Road · $305,000 · 3 bd / 2 ba · listed Aug 7, 2026 · listed by Beycome Of Florida Llc
- 271 Annapolis Lane · $379,900 · 3 bd / 2 ba · listed Aug 7, 2026 · listed by Brett Barber & Company Real Es
- 9 Annapolis Lane · $239,900 · 2 bd / 2 ba · listed Aug 7, 2026 · listed by Paradise Exclusive Inc
- 157 Annapolis Lane · $234,900 · 3 bd / 2 ba · pending · listed Aug 7, 2026 · listed by Paradise Exclusive Inc
Recently sold in Rotonda West Oakland Hills
- 169 Caddy Road · sold $235,500
- 12 Golfview Road · sold $280,000
- 18 Golfview Court · sold $250,000
- 2 Golfview Road · sold $350,000
- 11 Oakland Hills Court · sold $333,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
More Rotonda West home searches
- All homes for sale in Rotonda West, FL
- Homes for sale in Charlotte County, FL
- Rotonda West home values: what is my house worth?
- ZIP 33947 housing scorecard
Rotonda West 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
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Annapolis Lane (161 homes on record)
- Caddy Road (154 homes on record)
- Rotonda Circle (63 homes on record)
- Oakland Hills Court (54 homes on record)
- Oakland Hills Place (51 homes on record)
- Golfview Road (32 homes on record)
- Annapolis Lane (9 homes on record)
- Oakland Hills Place (5 homes on record)
- Rotonda Circle (4 homes on record)
- Caddy Road (4 homes on record)
- Oakland Hills Court (2 homes on record)
What it really costs to own in Rotonda West Oakland Hills
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | MLS listings here mostly enter dues as billed annually, but the median entry is only $190/year across 43 listings (2026-11-06), which usually means a quarterly or monthly amount was entered as annual. Ask the association for the current dues. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Charlotte County is $2,298/yr (2,415 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 30 listing addresses checked against the FEMA flood map, 3% sit outside the high-risk zone and 97% inside one, where flood insurance is required with a federally backed mortgage. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 1974 across 40 listings. An original roof here would be about 52 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
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Ask an agent about Rotonda West Oakland Hills
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Frequently Asked Questions
What is the median home price in Rotonda West Oakland Hills?
How long do homes in Rotonda West Oakland Hills take to sell?
How many homes are in Rotonda West Oakland Hills?
What share of Rotonda West Oakland Hills is owner-occupied?
When were the homes in Rotonda West Oakland Hills built?
Do cash buyers compete in Rotonda West Oakland Hills?
Have Rotonda West Oakland Hills home prices gone up?
What schools serve Rotonda West Oakland Hills?
Who is the best real estate agent for Rotonda West Oakland Hills?
How do I find a top Rotonda West real estate agent who knows Rotonda West Oakland Hills?
Can Momentum Realty connect me with an agent for Rotonda West Oakland Hills?
Where is Rotonda West Oakland Hills, and what county is it in?
Is Rotonda West Oakland Hills in a flood zone?
Is Rotonda West Oakland Hills a good place to live?
Should you buy in Rotonda West Oakland Hills?
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: November 2, 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 (6 streets, ZIP 33947/34224)) |
| 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 2004 (779 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 Rotonda West OAKLAND HILLS fits the bigger picture — live prices, inventory, and Momentum Scores:
