Upson Downs
Homes for Sale in Eustis, FL

Upson Downs is an established, deed-restricted golf community in Eustis where the housing stock skews large, the build years run across nearly three decades, and homes are owner-occupied at a high rate (an 82.4% homestead share), which tends to keep turnover low.

Stellar MLS sales records identify 65 homes in Upson Downs that have changed hands since 2008, built between 1997 and 2021 (median 2005), with a median living area of about 2,956 sq ft and a typical 4-bedroom, 3-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.

County records show 12 qualified sales in Upson Downs across 2024 - 2025 (6 in 2024, 6 in 2025), median $570,000 - the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.

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.

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).

In ZIP 32736 (Eustis), 170 homes closed in the last 12 months at a median of $500K ($235/sq ft), up 5.4% year over year, with a median 45 days on market. Right now 27 active and 12 pending listings put supply at about 8.7 months - a buyer's market. See the live ZIP 32736 housing market and the Lake County market.

ZIP and county figures describe the wider market, not Upson Downs specifically. Momentum Research analysis of MLS records.

• 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 amenity package is the pitch: a clubhouse, golf, tennis courts, a park, a playground, and a restaurant, all behind deed restrictions. That infrastructure is what distinguishes this community from a standard subdivision, and it comes with an HOA framework you should read closely before you write an offer. Confirm current access, fees, and golf arrangements directly with the association rather than assuming listing notes are current.

On the housing itself, median living area above 3,000 square feet puts this in larger-home territory, and the 1997-to-2024 build range means you are choosing between the patina of an older build and the finishes of a newer one. With homestead share at 82.4%, most of these are primary residences that rarely trade, so the limited inventory is structural, not seasonal. Expect to underwrite each house on its own merits.

A one-listing market with no recent closings is exactly where a local read earns its keep. We track what actually comes to market in Upson Downs, help you price or offer against a house's specific condition rather than a blunt community average, and we will walk you through the HOA and golf terms before they become surprises. If the right home is not listed yet, we will tell you that too.