Upson Downs Sub
Homes for Sale in EUSTIS, FL
True comps, carrying-cost math, and listings before the portals.
Upson Downs is a golf-course community in Eustis where the numbers point to a tight, low-inventory market: zero active listings against five recent closings in the window we track, with those homes moving in a median of just 4 days. That kind of turnover means pricing is being set by whatever sells, not by a shelf of competing options a buyer can shop against.
The median price of $535,000 and median price per square foot of $203.89 reflect a community of larger homes — median living area runs just over 3,000 square feet — built mostly in the 2000s, with the overall stock spanning 1997 to 2024. With homestead share above 80%, most owners here are in the home long-term, which is part of why so little comes to market at any given time.
Upson Downs Sub right now
🟡 Still climbing. The trailing-12-month median ($535K) is up 5.9% from the prior 12 months ($505K). With about 2 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending August 2. Confidence: Low (3 and 4 sales in the two windows).
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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
Upson Downs Sub market snapshot (as of August 2, 2026): the median sale price is about $535K ($206 per sq ft over the trailing 12 months of closed sales), and a median 4 days on market for closed sales. The trailing-12-month median is up 6% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 closings in the current window).
Upson Downs Sub is a community of 148 homes in EUSTIS, Lake County, built between 1997 and 2024 (median 2005.5), with a median living area of about 3,023 square feet. 82% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Upson Downs Sub Eustis is a deed-restricted golf community of 148 homes in Lake County, built out primarily in the 2000s with sizable floor plans and a clubhouse-anchored amenity set.
The setting & the homes.
Aerial and on-site photos of Upson Downs Sub. Swipe to explore the community.
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Upson Downs SubWho Upson Downs Sub is best for.
Best for
- Buyers who want a golf-course, clubhouse-amenity setting and can move decisively once a listing appears.
- Buyers seeking a larger home (median just over 3,000 sqft) rather than an entry-level footprint.
- Buyers comfortable with a deed-restricted community and its associated HOA structure.
Probably not for
- Buyers who need several active listings to compare before deciding.
- Buyers on a tight timeline who cannot act within days once something lists.
- Buyers looking specifically for a fixer-upper or ground-up renovation project at a lower price point.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($535K) IS the median in the snapshot above, and the move from 2025 ($505K) IS the +5.9% one-year change.
Windows contain 0 to 5 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2015 through 2026. Deemed reliable but not guaranteed.
UPSON DOWNS SUB Market Scorecard
UPSON DOWNS SUB is currently a no active listings market. Limited supply, a median asking price of n/a.
Typical home value in the 32736 ZIP is $478,543, about 14.6% above 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.
Housing distress & ownership in UPSON DOWNS SUB, 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 August 2026 through August 2026. Deemed reliable but not guaranteed.
Upson Downs Sub 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.
Life at Upson Downs Sub
- Golf · reported on 4 of 4 listings
- Tennis Court(s) · reported on 4 of 4 listings
- Playground · reported on 3 of 4 listings
- Deed Restrictions · reported on 3 of 4 listings
- Golf Carts OK · reported on 2 of 4 listings
- Cable TV · reported on 2 of 4 listings
- Clubhouse · reported on 2 of 4 listings
- Golf Course · reported on 2 of 4 listings
- Recreation Facilities · reported on 1 of 4 listings
- Restaurant · reported on 1 of 4 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.
The Upson Downs Sub buying strategy.
If we were buying in Upson Downs Sub 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 Sub.
A golf community that rarely turns over
With active listings at zero and only five closings in the recent window, this is not a market where a buyer browses a stack of comparable homes. Median days on market of 4 tells you that when something does list, it moves fast — pricing needs to be right at the outset, and buyers need to be ready to act without a long due-diligence runway.
The housing stock itself is larger-format: a median of just over 3,000 square feet, built mostly in the 2000s (range 1997–2024), which puts this community in a different bracket than older or smaller-footprint subdivisions nearby. The amenity package — golf course, clubhouse, tennis, restaurant, and recreation facilities — is part of what the price per square foot is buying, alongside the deed-restricted structure and golf cart access. Condition and lot position will move value more than any single spec, given the range of build years represented.
The location and the amenities are priced into every listing in Upson Downs Sub. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Upson Downs Sub buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (8.6). Basis: Recent Direction +5.9% year-over-year; Owner Commitment 82% owner-occupied; Pricing Power 100.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community with no active listings and a handful of closings a year, most of the opportunity here is found before a home ever hits the public market. We track this neighborhood closely enough to flag movement early, help you underwrite what the amenity package and lot position are actually worth, and move fast when days-on-market is measured in single digits.
Upson Downs Sub 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 Upson Downs Sub 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 Sub 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 Sub, 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 Sub home worth?
Get a no-obligation home value based on real comparable sales in Upson Downs Sub, 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 Sub on the map →
Frequently Asked Questions
What is the median home price in Upson Downs Sub?
How long do homes in Upson Downs Sub take to sell?
How many homes are in Upson Downs Sub?
What share of Upson Downs Sub is owner-occupied?
When were the homes in Upson Downs Sub built?
Do cash buyers compete in Upson Downs Sub?
Who is the best real estate agent for Upson Downs Sub?
How do I find a top EUSTIS real estate agent who knows Upson Downs Sub?
Can Momentum Realty connect me with an agent for Upson Downs Sub?
Should you buy in Upson Downs Sub?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Upson Downs Sub with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (5 streets, ZIP 32736)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2015 (28 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 your area comps.
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More Eustis & Lake County guides
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