Tillman Oaks
Homes for Sale in Wildwood, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Stellar MLS
Nearby homes for sale
No active listings inside Tillman Oaks 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.
As of October 2026, Tillman Oaks in FL has 7 homes for sale and 2 pending, asking from $238,990 to $286,990 (median $265,990). Homes listed or recently sold were built 2026 - 2026 with 13 new construction; 13 of 13 report an HOA (median $81/mo); none of the 13 geocoded homes sit in a FEMA special flood hazard zone (median elevation 60 ft).
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Sumter County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Sumter County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
18% of homes for sale in ZIP 34785 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 (2026-10-18).
Tillman Oaks Market Scorecard
Tillman Oaks is currently a strong buyer's market. About 60.0 months of supply, a median asking price of $265,990, and homes go under contract in about 75 days.
Typical home value in the 34785 ZIP is $272,202, about 13.6% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Tillman Oaks
Live MLS inventory for Tillman Oaks. 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 · 64 daysTop listing
Active · 214 days
Active · 214 days
Active · 43 days
Active · 64 days
Pending · 227 days
Pending · 158 days
Pending · 66 days
Pending · 221 daysActive and pending Tillman Oaks listings as of 2026-09-15, priced high to low. Based on Stellar MLS data distributed by MLS GRID. Tap any home to ask about it.
The setting & the homes.
Aerial and on-site photos of Tillman Oaks. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Tillman OaksTillman OaksTillman OaksTillman OaksTillman OaksTillman OaksTillman OaksTillman OaksPhotos from Stellar MLS listings in Tillman Oaks; content deemed reliable but not guaranteed.
The market around Tillman Oaks
Tillman Oaks is too small for its own price trend, so here is the market around it.
Across Sumter County, 732 homes are active and 247 pending (25% under contract).
ZIP and county figures describe the wider market, not Tillman Oaks specifically. Momentum Research analysis of MLS records.
Tillman Oaks 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.
Schools
- Sumter County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Wildwood Elementary · Elementary
- Wildwood Middle · Middle
- Wildwood High · High
Zoned schools reflect the assignments reported on recent Tillman Oaks listings and can change; always confirm with Sumter County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Tillman Oaks address.
Shop the zone: Homes zoned for Wildwood High High School
The Tillman Oaks buying strategy.
If we were buying in Tillman Oaks 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 Tillman Oaks.
The location and the amenities are priced into every listing in Tillman Oaks. The deal is won or lost on condition, the comps, and the renovation math.
What it really costs to own in Tillman OaksHomes for Sale
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 $81/month across 12 MLS listings (most billed quarterly; 2026-10-20). 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 Sumter County is $1,728/yr (656 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 10 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 2026 across 12 listings. Newer roofs and current wind-mitigation features usually mean the lower end of insurance quotes. |
Email me new listings in Tillman OaksHomes for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Tillman OaksHomes for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Tillman OaksHomes for Sale will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $81/month (about $972/yr) · median of 12 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $81 per month ($972 a year) - the median AssociationFee across 12 MLS records, normalised to a monthly figure; most are billed quarterly. 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.
Tools for a Tillman Oaks 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 Tillman Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tillman Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tillman Oaks home worth?
Get a no-obligation home value based on real comparable sales in Tillman Oaks, 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 Tillman Oaks on the map →
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 15, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-08-18 |
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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
More Wildwood & The Villages Area & Sumter County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of The Villages Area & Sumter County or the full Neighborhood Finder.
See how Tillman Oaks fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Tillman Oaks
Where is Tillman Oaks?
Tillman Oaks is a community in Sumter County, Florida.
Are there homes for sale in Tillman Oaks right now?
No active listings inside Tillman Oaks at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Tillman Oaks have an HOA or CDD?
No HOA is on record for Tillman Oaks 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.
Housing distress & ownership in Tillman Oaks
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.
Every Home for Sale in Tillman Oaks Wildwood Right Now (9)
All 9 active and pending Tillman Oaks Wildwood listings with a detail page, newest first, refreshed twice a day from the MLS.
- 8796 Pine Bark Way · $265,990 · 3 bd / 2 ba · listed Sep 26, 2026 · listed by Holiday Builders Gulf Coast
- 8785 Pine Bark Way · $286,990 · 4 bd / 2 ba · listed Sep 26, 2026 · listed by Holiday Builders Gulf Coast
- 8801 Pine Bark Way · $257,990 · 3 bd / 2 ba · listed Sep 26, 2026 · listed by Holiday Builders Gulf Coast
- 8806 Pine Bark Way · $238,990 · 3 bd / 2 ba · listed Aug 4, 2026 · listed by Holiday Builders Gulf Coast
- 8818 Pine Bark Way · $246,990 · 3 bd / 2 ba · listed Jul 29, 2026 · listed by Holiday Builders Gulf Coast
- 8810 Pine Bark Way · $265,990 · 3 bd / 2 ba · listed Jul 22, 2026 · listed by Holiday Builders Gulf Coast
- 8813 Pine Bark Way · $265,990 · 4 bd / 2 ba · listed Jul 22, 2026 · listed by Holiday Builders Gulf Coast
- 8802 Pine Bark Way · $303,990 · 4 bd / 2 ba · pending · listed Jul 22, 2026 · listed by Holiday Builders Gulf Coast
- 8817 Pine Bark Way · $283,990 · 3 bd / 2 ba · pending · listed Jul 22, 2026 · listed by Holiday Builders Gulf Coast
Recently sold in Tillman Oaks Wildwood
- 8805 Pine Bark Way · sold $285,000
- 8814 Pine Bark Way · sold $249,990
- 8822 Pine Bark Way · sold $285,000
- 8809 Pine Bark Way · sold $313,990
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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