Shademoor Acres First Add
Homes for Sale in LEESBURG, FL
True comps, carrying-cost math, and listings before the portals.
Shademoor Acres First Add is a small, established pocket of Leesburg with only 57 homes total, and right now just a single active listing. That kind of scarcity means pricing here gets set almost entirely by whatever happens to be on the market at a given moment, not by a broad comparable set. A buyer or seller in this community is negotiating against a very thin data set, which argues for careful, listing-specific comps rather than assumptions carried over from bigger neighborhoods nearby.
With six months of supply, the posture reads as balanced — not a scramble for buyers, not a giveaway for sellers. The housing stock spans built years from 1957 to 2023, with a median year built of 1977, so condition and updates vary widely from one address to the next even within a small footprint. That spread means two homes here can price very differently depending on how much has been touched since the original build.
Shademoor Acres First Add right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 August 2, 2026. Confidence: Low (2 active and pending listings, 2 closed sales in 12 months).
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Updated August 2, 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
A compact, older Leesburg subdivision of modest-sized homes (median living area 1176 square feet) where inventory is scarce enough that each listing effectively sets its own market.
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.
The setting & the homes.
Aerial and on-site photos of Shademoor Acres First Add. Swipe to explore the community.
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Shademoor Acres First AddWho Shademoor Acres First Add is best for.
Best for
- A buyer wanting a modest-sized, established home and comfortable evaluating condition on a case-by-case basis given the wide range of build years.
- Someone prioritizing a specific Leesburg location over access to organized community amenities.
- A buyer prepared to move on a single available listing rather than wait for multiple options to compare.
Probably not for
- A buyer who wants a large pool of active listings to compare before deciding.
- Someone specifically shopping for community amenities such as pools, clubhouses, or organized recreation.
- A buyer uncomfortable with variability in home age and condition across a small, mixed-vintage community.
The market around Shademoor Acres First Add
Shademoor Acres First Add is a small community — 23 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 34788, 161 homes are on the market and 20% are under contract — a steady corner of LEESBURG.
Across Lake County, 3,224 homes are active and 1,105 pending (26% under contract).
The housing mix here is 97% single family residence, 3% ?.
ZIP and county figures describe the wider market, not Shademoor Acres First Add specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in SHADEMOOR ACRES FIRST ADD, 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 August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Shademoor Acres First Add
Live MLS inventory for Shademoor Acres First Add. 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 Shademoor Acres First Add listings as of 2026-09-02, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026. Tap any home to ask about it.
Shademoor Acres First Add 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.
The Shademoor Acres First Add buying strategy.
If we were buying in Shademoor Acres First Add 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Shademoor Acres First Add.
A small footprint, a wide age range
The defining fact about Shademoor Acres First Add is its size: 57 homes, one active listing as of this snapshot. That is not enough volume to lean on neighborhood-wide pricing trends the way you would in a larger subdivision. Every transaction here is closer to a one-off negotiation than a data point in a trend line, which raises the value of a real walkthrough and a tight comp set pulled from actual recent activity rather than broad averages.
Homes were originally built as early as 1957, with construction continuing as recently as 2023, and a median year built of 1977 sitting in between. That means the community is not uniform — some homes are original-era construction, some have been substantially rebuilt or replaced. Living space runs modest, with a median around 1176 square feet, and roughly six in ten homes here carry a homestead exemption, pointing to a base of longer-term ownership rather than heavy investor or rental turnover. No community amenities are identified in current MLS listings, so this reads as a straightforward, non-amenitized residential pocket rather than a planned or amenity-driven subdivision.
The location and the amenities are priced into every listing in Shademoor Acres First Add. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this thin on inventory, generic market reports do not tell you much — what matters is knowing the handful of homes that have actually sold or listed recently and pricing against those specifics, not neighborhood-wide medians. We track that granular, listing-by-listing history so a buyer or seller here is negotiating from real comparables, not guesswork.
Shademoor Acres First Add 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 Shademoor Acres First Add 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 Shademoor Acres First Add sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Shademoor Acres First Add, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Shademoor Acres First Add home worth?
Get a no-obligation home value based on real comparable sales in Shademoor Acres First Add, 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 homes for sale in Shademoor Acres First Add on the map →
SHADEMOOR ACRES FIRST ADD Market Scorecard
SHADEMOOR ACRES FIRST ADD is currently a balanced market. About 4.0 months of supply, a median asking price of $249,500, and homes go under contract in about 30 days.
Typical home value in the 34788 ZIP is $281,058, about 2.0% 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.
Frequently Asked Questions
Is Shademoor Acres First Add a buyer's or seller's market right now?
How many homes are in Shademoor Acres First Add?
What share of Shademoor Acres First Add is owner-occupied?
When were the homes in Shademoor Acres First Add built?
Do cash buyers compete in Shademoor Acres First Add?
Who is the best real estate agent for Shademoor Acres First Add?
How do I find a top LEESBURG real estate agent who knows Shademoor Acres First Add?
Can Momentum Realty connect me with an agent for Shademoor Acres First Add?
Should you buy in Shademoor Acres First Add?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Shademoor Acres First Add with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (6 streets, ZIP 34788)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2005 (23 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 your area comps.
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More Leesburg & Lake County guides
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