Royal Highlands
Homes for Sale in Leesburg, FL
All 626 homes for sale in Leesburg, FL · median $285,000 · 457 homes for sale in 34748 · Lake County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Stellar MLS
As of September 2026, Royal Highlands Ph 02 Lt 992 Orb 1976 Pg 173 in Leesburg, FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 13 recorded sales closed at a median of $340,000, $175 per square foot, a median 12 days on market, sellers accepting 97% of original asking (+8% versus the prior year). Homes listed or recently sold were built 2002–2006; 12 of 12 report an HOA (median $229/mo). At the median price and Lake County's FY2025-26 rate of 16.65 mills, annual property tax runs about $5,660 ($4,990 with the full homestead exemption).
| Location | Leesburg, Lake County, FL · ZIP 34748 |
|---|---|
| Homes in the community | 162 (FL DOR 2025 assessment roll) |
| Years built | 2001–2010 (median 2004.0) |
| Typical living area | 1,893 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Clubhouse, Gated Community - Guard, Golf, Golf Carts OK, Pool, Buyer Approval Required |
| Sale prices, last 12 months | $340,000 median across 13 closed sales · $175 per sq ft · +7.9% vs the prior 12 months |
| Days on market (closed sales) | 12 median |
| For sale right now | 2 active, 0 pending · median asking $409,250 · 2.4 months of supply |
| Owner-occupied (homestead) share | 83% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Royal Highlands Ph 02 Lt 992 Orb 1976 Pg 173 key facts,” movewithmomentum.com/neighborhoods/royal-highlands-ph-02-lt-992-orb-1976-pg-173, data as of September 20, 2026.
Last 30 days in Royal Highlands: 1 new listing (median asking $400,000). As of September 27, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
This is a tightly-defined pocket of Royal Highlands in Leesburg: 162 homes, built in a narrow window between 2001 and 2010, with a median build year right around 2004. When the housing stock is this consistent in age and size — the median sits near 1,893 square feet — price is driven far less by which floor plan you buy and far more by condition and updates. Expect a wide spread around the $320,000 median for that reason: a renovated interior commands a premium, a dated one trades below.
Posture right now is balanced. A market heat score of 50 and a median of just under 20 days on market tell you homes that are priced correctly move at a reasonable clip, but nothing is being panic-bought. Year-over-year price change is flat, so sellers should not assume last year's comps have grown, and buyers are not walking into a bidding frenzy. The high homestead share — roughly 83 percent — signals a stable, owner-occupied inventory rather than a churn of investor flips, which tends to keep listing volume measured.
Royal Highlands right now
🔴 Seller-leaning market. 2.4 months of supply and 0% of the inventory already under contract give sellers the pressure advantage.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 September 20, 2026. Confidence: High (2 active and pending listings, 13 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($340K) is up 7.9% from the prior 12 months ($315K). With about 5 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 September 20. Confidence: Medium (13 and 7 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 27, 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
Royal Highlands market snapshot (as of September 20, 2026): the median sale price is about $340K ($175 per sq ft over the trailing 12 months of closed sales), a median 12 days on market for closed sales, and 2.4 months of supply, a seller-leaning market. The trailing-12-month median is up 8% from the prior 12 months, computed from record-level Stellar MLS closed sales (13 closings in the current window).
In ZIP 34748 (Leesburg), 1,072 homes closed in the last 12 months at a median of $290K ($161/sq ft), down 2.6% year over year, with a median 70 days on market. Right now 240 active and 63 pending listings put supply at about 5.0 months — a buyer's market. See the live ZIP 34748 housing market and the Lake County market.
County records show 17 qualified sales in Royal Highlands across 2024–2025 (11 in 2024, 6 in 2025), median $329,900 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Royal Highlands is a community of 162 homes in Leesburg, Lake County, built between 2001 and 2010 (median 2004.0), with a median living area of about 1,893 square feet. 83% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A small, age-consistent enclave within Royal Highlands where homes cluster around 1,893 square feet and the 2001–2010 build era. With so little variation in the housing itself, condition is what separates one price from the next.
The setting & the homes.
Aerial and on-site photos of Royal Highlands. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Photos from Stellar MLS listings in Royal Highlands; content deemed reliable but not guaranteed.
Who Royal Highlands is best for.
Best for
- Buyers targeting a roughly 1,900-square-foot single-story home in the low-$300s who value predictability
- Owner-occupants who want a stable, low-turnover community rather than an investor-heavy one
- Value-minded buyers willing to renovate a dated home and price the work in upfront
Probably not for
- Buyers counting on strong short-term appreciation given the flat year-over-year reading
- Anyone wanting a broad menu of home sizes, ages, or architectural styles
- Investors seeking quick flips in a market where most homes are owner-occupied and turnover is low
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($340K) IS the median in the snapshot above, and the move from 2025 ($315K) IS the +7.9% one-year change.
Windows contain 0 to 13 sales each (13 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 2014 through 2026. Deemed reliable but not guaranteed.
20% of homes for sale in ZIP 34748 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 (2026-09-27).
Royal Highlands Ph 02 Lt 992 Orb 1976 Pg 173 Market Scorecard
Royal Highlands Ph 02 Lt 992 Orb 1976 Pg 173 is currently a strong seller's market. About 2.4 months of supply, a median asking price of $399,000, and homes go under contract in about 80 days.
Typical home value in the 34748 ZIP is $273,620, about 2.6% above 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.
Housing distress & ownership in Royal Highlands Ph 02 Lt 992 Orb 1976 Pg 173, Leesburg
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 September 2026 through September 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Royal Highlands
Live MLS inventory for Royal Highlands. 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 Royal Highlands listings as of 2026-09-26, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2026. Tap any home to ask about it.
Royal Highlands 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.
The Royal Highlands buying strategy.
If we were buying in Royal Highlands 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Royal Highlands.
Why condition is the whole ballgame here
When you strip away the usual variables — homes here are close in age, close in size, and drawn from a single decade of construction — the pricing question narrows to one thing: has the home been updated or not. At roughly $167 per square foot on the median, there is room on both sides of that number depending on kitchens, baths, roofs, and mechanicals. Buyers should underwrite the cost of any deferred work before assuming a below-median list is a bargain.
The flat year-over-year reading matters for strategy. It means recent comps are your comps — there is no growth trend to lean on when justifying an aggressive price. Sellers who prep and price to the market are the ones clearing at that sub-20-day pace; those who reach past it tend to sit. With about 83 percent of homes homesteaded, turnover is modest, so well-presented listings do not have to compete against a flood of similar inventory.
The location and the amenities are priced into every listing in Royal Highlands. 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 Royal Highlands 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 (8.0). Basis: Recent Direction +7.9% year-over-year; Liquidity & Demand 2.4 months of supply; Owner Commitment 83% owner-occupied; Pricing Power 97.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this uniform, the edge is in reading condition against price — knowing which updates the local buyer actually pays for and which ones don't move the needle. We price to the flat comps rather than a hoped-for trend, and we help buyers separate a genuine value from a home that simply carries hidden work. That is the difference between clearing near the 20-day median and stalling.
Royal Highlands in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $229/month (about $2,748/yr) · median of 180 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $229 per month ($2,748 a year) — the median AssociationFee across 180 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
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 Royal Highlands 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 Royal Highlands sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Royal Highlands, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Royal Highlands home worth?
Get a no-obligation home value based on real comparable sales in Royal Highlands, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Royal Highlands?
How long do homes in Royal Highlands take to sell?
Is Royal Highlands a buyer's or seller's market right now?
How many homes are in Royal Highlands?
What share of Royal Highlands is owner-occupied?
When were the homes in Royal Highlands built?
Who is the best real estate agent for Royal Highlands?
How do I find a top Leesburg real estate agent who knows Royal Highlands?
Can Momentum Realty connect me with an agent for Royal Highlands?
Where is Royal Highlands, and what county is it in?
Is Royal Highlands a good place to live?
Should you buy in Royal Highlands?
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: September 26, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (5 streets, ZIP 34748)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2014 (59 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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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 local comps.
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See how Royal Highlands Ph 02 Lt 992 Orb 1976 Pg 173 fits the bigger picture — live prices, inventory, and Momentum Scores:
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