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.
As of September 2026, the MLS records 9 closed sales in Royal Highlands Phase 1-B in Leesburg, FL since 2005, the most recent in July 2026. Across Leesburg as a whole, 836 homes closed in the last 12 months at a median of $282,000, 71 median days on market, with 305 homes for sale today. At that median and Lake County's FY2025-26 rate of 16.65 mills, annual property tax runs about $4,690 ($4,020 with the full homestead exemption).
Part of Royal Highlands, Leesburg, FL — see all Royal Highlands homes for sale (29 listings across 7 sections in the MLS).
Royal Highlands is a built-out subdivision of 268 homes with a construction window running from 1996 to 2006 and a median build year of 1999. That means most of the housing stock is now two-plus decades old, so condition and updates (roofs, HVAC, kitchens) do more to separate one listing from another here than location within the phase does.
The homestead share sits at roughly 80 percent, which points to a base of owner-occupied use rather than heavy investor or short-term rental turnover. For a buyer, that generally means fewer surprises tied to absentee ownership and more listings that reflect actual day-to-day upkeep. For a seller, it means your comps are likely other owner-occupied resales, not distressed or rental-flipped inventory.
Nearby homes for sale
No active listings inside Royal Highlands Phase 1-B 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
Royal Highlands in Leesburg is a Lake County subdivision built out mostly between 1996 and 2006, with typical homes running around 1,759 square feet of living space and a strong majority carrying homestead exemptions.
Stellar MLS sales records identify 966 homes in Royal Highlands that have changed hands since 2005, built between 1996 and 2019 (median 2000), with a median living area of about 1,876 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Royal Highlands is best for.
Best for
- Buyers who want an established, owner-occupied neighborhood with a track record of settled resales
- Buyers focused on a moderate-sized single-family home footprint around 1,750 square feet rather than a larger build
- Buyers who plan to evaluate and budget for condition and updates individually, home by home
Probably not for
- Buyers who require documented, active community amenities like a pool or clubhouse as a deciding factor
- Buyers wanting new or near-new construction rather than a home built between 1996 and 2006
- Investors expecting a rental-dense pool of comparables given the high owner-occupied share
The market around Royal Highlands
Royal Highlands is too small for its own price trend, so here is the market around it.
In ZIP 34748, 583 homes are on the market and 18% are under contract — a slower corner of Leesburg.
Across Lake County, 3,179 homes are active and 1,077 pending (25% under contract).
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.
ZIP and county figures describe the wider market, not Royal Highlands specifically. Momentum Research analysis of MLS records.
Royal Highlands by the numbers
From county property records and closed MLS sales for the Royal Highlands subdivision: 8 homes on record; built 1998–1999; typical size about 1,868 heated sq ft; 3 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2010 | 1 | $90,000 |
| 2011 | 1 | $118,000 |
| 2019 | 1 | $210,000 |
| 2023 | 2 | $295,000 |
| 2026 | 3 | $250,000 |
Newest recorded sale: $249,900 on 2026-07-17.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
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.
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 Royal Highlands.
An established, owner-held phase
With a median build year of 1999 and a construction span through 2006, this phase was developed over roughly a decade, which usually produces some variation in floor plans and finish levels even within a single subdivision. At a median living area near 1,759 square feet, the homes here trend toward a moderate, single-family footprint rather than large-format or estate-style construction.
Current MLS listing data does not identify community amenities for this phase, so this reads as a straightforward residential subdivision rather than an amenity-driven community. Buyers who want a clubhouse, pool, or organized common areas should verify directly with the HOA rather than assume they exist based on the neighborhood name or nearby Royal Highlands sections.
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.
Why work with Momentum here
In a phase this age, the real due diligence is in the details MLS data does not fully capture: which roofs and systems have been replaced, how a given floor plan has aged, and whether the HOA (if any) matches what's advertised. We pull comparable resales inside Phase 1-B specifically, not the broader Royal Highlands footprint, so pricing conversations are grounded in this phase's actual condition and turnover pattern.
Royal Highlands in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
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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Should you buy in Royal Highlands?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2005 (9 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?
You just read the data. Now see what your home is worth.
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 fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Royal Highlands
Where is Royal Highlands?
Royal Highlands is a community in Leesburg, Lake County, Florida, ZIP 34748.
How many homes are in Royal Highlands?
County property records list 8 homes in Royal Highlands, built between 1998 and 1999; the typical home is about 1,868 heated square feet.
What do homes in Royal Highlands sell for?
Royal Highlands has no MLS sales in the last 12 months. The most recent year with recorded sales on file is 2026 (3 sales, median $250,000). For context, ZIP 34748 has 583 homes on the market with 18% under contract.
Are there homes for sale in Royal Highlands right now?
No active listings inside Royal Highlands at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Royal Highlands have an HOA or CDD?
No HOA is on record for Royal Highlands in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
More Leesburg & Lake County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Lake County or the full Neighborhood Finder.
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