Royal Highlands
Homes for Sale in Leesburg, FL
All 637 homes for sale in Leesburg, FL · median $280,000 · 504 homes for sale in 34748 · Lake County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, Royal Highlands Ph I Sub in Leesburg, FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 8 recorded sales closed at a median of $259,750, $158 per square foot, a median 184 days on market, sellers accepting 88% of original asking. Homes listed or recently sold were built 1996 - 2003; 10 of 10 report an HOA (median $229/mo); none of the 10 geocoded homes sit in a FEMA special flood hazard zone (median elevation 100 ft). At the median price and Lake County's FY2025-26 rate of 16.65 mills, annual property tax runs about $4,320 ($3,650 with the full homestead exemption).
Part of Royal Highlands, Leesburg, FL — see all Royal Highlands homes for sale (28 listings across 5 sections in the MLS).
Royal Highlands right now
🔴 Seller-leaning market. 2.7 months of supply and 33% 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: Medium (3 active and pending listings, 8 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 13, 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 $260K ($158 per sq ft over the trailing 12 months of closed sales), a median 184 days on market for closed sales, and 2.7 months of supply, a seller-leaning market.
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.
Flood zones in Royal Highlands: of 9 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in Leesburg.
Royal Highlands is a community of 101 homes in Leesburg, Lake County, built between 1996 and 2005 (median 1998), with a median living area of about 1,616 square feet. 80% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
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
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Royal HighlandsPhotos from Stellar MLS listings in Royal Highlands; content deemed reliable but not guaranteed.
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 ($260K) IS the median in the snapshot above.
Windows contain 0 to 8 sales each (8 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.
19% 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 (2026-10-13).
Royal Highlands Market Scorecard
Royal Highlands is currently a seller-leaning market. About 2.7 months of supply, a median asking price of $283,831, and homes go under contract in about 44 days.
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.
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 2026-10-12, 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 contributors.
Life at Royal Highlands
- Clubhouse · reported on 10 of 10 listings
- Fitness Center · reported on 10 of 10 listings
- Pool · reported on 10 of 10 listings
- Tennis Court(s) · reported on 10 of 10 listings
- Deed Restrictions · reported on 10 of 10 listings
- Golf Carts OK · reported on 10 of 10 listings
- Gated · reported on 9 of 10 listings
- Golf Course · reported on 9 of 10 listings
- Pickleball Court(s) · reported on 9 of 10 listings
- Buyer Approval Required · reported on 9 of 10 listings
- Gated Community - Guard · reported on 9 of 10 listings
- Golf · reported on 9 of 10 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
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.
A closer look at the Royal Highlands market
At a median of $158 per square foot, Royal Highlands prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 2.7 months of supply, a seller-leaning market. Homes that do trade take a median 184 days on market, useful leverage on any listing that has lingered.
The housing stock is 101 homes built between 1996 and 2005, and 80% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
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 3 factors (5.9). Basis: Liquidity & Demand 2.7 months of supply; Owner Commitment 80% owner-occupied; Pricing Power 88.4% sale-to-list. Refreshed with each data update.
What it really costs to own in Royal Highlands
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 | Median $229/month across 363 MLS listings (most billed monthly; 2026-10-13). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Lake County is $1,756/yr (3,500 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 9 listing addresses checked against the FEMA flood map, 100% sit outside the high-risk zone. 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 1997 across 10 listings. An original roof here would be about 29 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. |
Ask an agent about Royal Highlands
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Royal Highlands will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $229/month (about $2,748/yr) · median of 363 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 363 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, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Flood & Insurance Context
Of 9 sampled listing addresses in this community: 100% outside the FEMA Special Flood Hazard Area (Zone X/B/C).
Address-sampled; individual parcels vary - verify any specific address at msc.fema.gov. Check any address at FEMA's Flood Map Service Center, and see average home-insurance costs by Florida county.
Source: FEMA National Flood Hazard Layer, address-level lookups (n=9) · as of 2026-10
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.
See all homes for sale in Leesburg →
Recently off market in Royal Highlands Ph I Sub
Homes in Royal Highlands Ph I Sub 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. 1 on record.
- 21707 Queen Mary Court · off market
| Location | Leesburg, Lake County, FL · ZIP 34748 |
|---|---|
| Homes in the community | 101 (FL DOR 2025 assessment roll) |
| Years built | 1996–2005 (median 1998) |
| Typical living area | 1,616 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Buyer Approval Required, Clubhouse, Deed Restrictions, Fitness Center, Golf Carts OK, Pool |
| Sale prices, last 12 months | $259,750 median across 8 closed sales · $158 per sq ft |
| Days on market (closed sales) | 184 median |
| For sale right now | 2 active, 1 pending · median asking $283,831 · 2.7 months of supply |
| Owner-occupied (homestead) share | 80% |
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 I Sub key facts,” movewithmomentum.com/neighborhoods/royal-highlands-ph-i-sub-leesburg, data as of September 20, 2026.
Housing distress & ownership in Royal Highlands Ph I Sub, 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 October 2026 through October 2026. Deemed reliable but not guaranteed.
Every Home for Sale in Royal Highlands Ph I Sub Leesburg Right Now (2)
All 2 active and pending Royal Highlands Ph I Sub Leesburg listings with a detail page, newest first, refreshed twice a day from the MLS.
- 21725 King Richards Way · $295,000 · 3 bd / 2 ba · pending · listed Aug 4, 2026 · listed by Vangie Berry Signature Realty
- 5619 Prince Andrew Court · $337,262 · 3 bd / 2 ba · listed Aug 2, 2026 · listed by Doran Real Estate Company
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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?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 12, 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 (3 streets, ZIP 34748)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2014 (38 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?
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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 I Sub fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Royal Highlands
- Home values · What homes in Royal Highlands actually sell for
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