Upson Downs
Homes for Sale in Eustis, FL
True comps, carrying-cost math, and listings before the portals.
The market around Upson Downs
Upson Downs is too small for its own price trend, so here is the market around it.
In ZIP 32736, 98 homes are on the market and 31% are under contract — a fast-moving corner of Eustis.
Across Lake County, 3,234 homes are active and 1,077 pending (25% under contract).
ZIP and county figures describe the wider market, not Upson Downs specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Upson Downs, EUSTIS
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.
Homes For Sale Right Now in Upson Downs
Live MLS inventory for Upson Downs. 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 Upson Downs listings as of 2026-09-21, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2014. Tap any home to ask about it.
Life at Upson Downs
- Clubhouse · reported on 1 of 1 listings
- Deed Restrictions · reported on 1 of 1 listings
- Golf · reported on 1 of 1 listings
- Park · reported on 1 of 1 listings
- Playground · reported on 1 of 1 listings
- Restaurant · reported on 1 of 1 listings
- Tennis Court(s) · reported on 1 of 1 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.
Schools
- Lake County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Seminole Springs. Elem · Elementary
- Eustis Middle · Middle
- Eustis High School · High
Zoned schools reflect the assignments reported on recent Upson Downs listings and can change; always confirm with Lake County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Upson Downs address.
The Upson Downs buying strategy.
If we were buying in Upson Downs 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 Upson Downs.
A closer look at the Upson Downs market
The housing stock is 146 homes built between 1997 and 2024, and 82% 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 Upson Downs. The deal is won or lost on condition, the comps, and the renovation math.
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 Upson Downs 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 Upson Downs sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Upson Downs, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Upson Downs home worth?
Get a no-obligation home value based on real comparable sales in Upson Downs, 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 Upson Downs on the map →
Frequently Asked Questions
How many homes are in Upson Downs?
What share of Upson Downs is owner-occupied?
When were the homes in Upson Downs built?
Who is the best real estate agent for Upson Downs?
How do I find a top Eustis real estate agent who knows Upson Downs?
Can Momentum Realty connect me with an agent for Upson Downs?
Nearby Communities
Explore more neighborhoods near Upson Downs with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 21, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 32736)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2005 (26 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 Upson Downs fits the bigger picture — live prices, inventory, and Momentum Scores: