Van Buren Estates
Homes for Sale in Astatula, FL
All 35 homes for sale in Astatula, FL · median $328,900 · 45 homes for sale in 34705 · Lake County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 2 closed sales in Van Buren Estates in Astatula, FL since 2016, the most recent in June 2025. Across Astatula as a whole, 48 homes closed in the last 12 months at a median of $303,900, 161 median days on market, with 20 homes for sale today. At that median and Lake County's FY2025-26 rate of 16.65 mills, annual property tax runs about $5,060 ($4,390 with the full homestead exemption).
Van Buren Estates sits in Astatula, a quieter corner of Lake County, and the current MLS picture here is thin. There is no meaningful listing activity to draw a median price, days-on-market, or inventory trend from at this snapshot, and no community amenities are showing up in the data either. That absence is itself the read: this is a low-turnover pocket, not a high-volume subdivision with a predictable pricing rhythm.
For a buyer or seller, that means pricing and timing here get set almost entirely by the individual property and by what comparable homes are doing elsewhere in Astatula and Lake County, not by a community-level trend line. Anyone serious about this street should expect a more manual, comp-by-comp process rather than relying on a neighborhood average.
Nearby homes for sale
No active listings inside Van Buren EstatesHomes for Sale in Astatula, FL 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.
The 60-Second Overview
Van Buren Estates is a small residential pocket in Astatula, unincorporated Lake County, with no listing-based amenities currently identified in MLS data.
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.
Who Van Buren Estates is best for.
Best for
- A buyer who has already identified a specific home in Van Buren Estates and is prepared to price it on its own merits
- Someone comfortable making decisions without a built-out neighborhood sales history to lean on
- A seller willing to invest in a direct, custom comp analysis rather than a community-average pricing model
Probably not for
- A buyer who wants a documented amenity package as part of the purchase decision
- Someone who needs a clear median price and days-on-market trend before making an offer
- A buyer expecting frequent listing turnover to compare options within the community itself
The market around Van Buren Estates
Van Buren Estates is too small for its own price trend, so here is the market around it.
In ZIP 34705, 46 homes are on the market and 41% are under contract — a fast-moving corner of Astatula.
Across Lake County, 3,179 homes are active and 1,077 pending (25% under contract).
In ZIP 34705 (Astatula), 51 homes closed in the last 12 months at a median of $304K ($251/sq ft), down 17.5% year over year, with a median 162 days on market. Right now 23 active and 16 pending listings put supply at about 5.3 months — a buyer's market. See the live ZIP 34705 housing market and the Lake County market.
ZIP and county figures describe the wider market, not Van Buren Estates specifically. Momentum Research analysis of MLS records.
The Van Buren Estates buying strategy.
If we were buying in Van Buren Estates 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 Van Buren Estates.
A quiet corner of Lake County
The most honest thing to say about Van Buren Estates right now is that the MLS feed does not give us much to work with. No amenities are logged against the community, and there is not enough current listing volume to build out a price range, a typical time-on-market figure, or an inventory count. That is not a red flag by itself in a small, low-turnover area like this one, but it does mean buyers and sellers should not expect the kind of data-rich picture that a larger subdivision would offer.
What that means practically: valuation here leans on individual property condition, lot characteristics, and direct comparison to recent sales in Astatula and the surrounding Lake County market, rather than on a community median. Anyone evaluating a home in Van Buren Estates should plan on a more hands-on comp pull, since the neighborhood-level numbers simply are not populated yet in this snapshot.
The location and the amenities are priced into every listing in Van Buren Estates. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community has this little standardized MLS data behind it, the value of local, hands-on comp work goes up, not down. We build the pricing picture property by property, pulling from actual Astatula and Lake County activity, rather than leaning on a community average that does not yet exist for this feed.
Van Buren Estates 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 Van Buren Estates 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 Van Buren Estates sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Van Buren Estates, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Van Buren Estates home worth?
Get a no-obligation home value based on real comparable sales in Van Buren Estates, 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 all homes for sale in Astatula →
Should you buy in Van Buren Estates?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2016 (2 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 Van Buren Estates fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Van Buren Estates
Where is Van Buren Estates?
Van Buren Estates is a community in Astatula, Lake County, Florida, ZIP 34705.
Are there homes for sale in Van Buren Estates right now?
No active listings inside Van Buren Estates at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Van Buren Estates have an HOA or CDD?
No HOA is on record for Van Buren Estates 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.
More Astatula & Lake County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Lake County or the full Neighborhood Finder.
Nearby Communities
Explore more neighborhoods near Van Buren Estates with Momentum Realty’s local guides.