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 15 closed sales in Royal Highlands Phase 1-D in Leesburg, FL since 2004, the most recent in June 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 small, defined pocket of 173 homes in Leesburg, built out over a tight window from 1999 to 2006, with the median home landing around 2001. That means the housing stock here is consistent in vintage and largely comparable in age, so pricing tends to be driven less by dramatic differences in structure and more by condition, updates, and lot specifics. Expect a wide spread between an untouched original and a thoughtfully renovated home of the same footprint.
With a homestead share near 87%, this is overwhelmingly an owner-occupied phase rather than an investor block. For sellers, that generally means fewer distressed or churn listings competing against you, but it also means buyers are comparing your home to other lived-in, well-kept residences. For buyers, the practical takeaway is to underwrite on condition: two homes at the same square footage can justify very different offers depending on kitchens, roofs, HVAC, and finishes.
Nearby homes for sale
No active listings inside Royal Highlands Phase 1-D 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
This is a compact, mature phase where nearly every home is owner-occupied and the living space clusters near 1,898 square feet, so shopping here is less about floor plan variety and more about how well a given home has been maintained and updated.
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 seeking a manageable, single-story home around 1,900 square feet in a stable, owner-occupied setting
- Buyers willing to pay up for a home with updated roof and HVAC to avoid near-term capital costs
- Value-minded buyers comfortable renovating an original home and pricing accordingly
Probably not for
- Buyers who want new construction or the latest floor plans and finishes
- Buyers needing a substantially larger footprint than the roughly 1,900-square-foot norm here
- Investors looking for a high-turnover rental block rather than an owner-occupied community
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: 9 homes on record; built 1999–2003; typical size about 2,020 heated sq ft; 3 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2006 | 1 | $314,900 |
| 2010 | 1 | $145,000 |
| 2012 | 1 | $138,500 |
| 2023 | 1 | $385,000 |
| 2025 | 1 | $303,000 |
| 2026 | 2 | $300,000 |
Newest recorded sale: $290,000 on 2026-06-30.
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.
A uniform vintage where condition is the variable
The narrow 1999–2006 build range is the defining feature. Homes of this era in Central Florida are approaching the point where major systems — roof, HVAC, water heater — matter enormously to total cost of ownership. A home that has already replaced these carries a real, defensible premium; one that has not should be priced and inspected with that future spend in mind.
Median living area sits just under 1,900 square feet, which tells you this is a single-story, right-sized product rather than a mix of small and large footprints. That consistency helps on both sides of a deal: comparables are genuinely comparable, and appraisals tend to be cleaner because there is a coherent set of nearby sales to lean on.
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 uniform, the money is made and lost on condition analysis, not square footage. We walk each home against its true comps, flag the deferred-maintenance items that quietly move value, and price or negotiate around the systems that actually matter in a 20-plus-year-old Central Florida home. That is where local, on-the-ground reading beats any automated estimate.
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 2004 (15 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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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 9 homes in Royal Highlands, built between 1999 and 2003; the typical home is about 2,020 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 (2 sales, median $300,000). 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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