Villages West Oak 44/106
Homes for Sale in Ocoee, FL
All 144 homes for sale in Ocoee, FL · median $447,498 · 88 homes for sale in 34761 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 4 closed sales in Villages West Oak 44/106 in Ocoee, FL since 2016, the most recent in February 2022. Across Ocoee as a whole, 400 homes closed in the last 12 months at a median of $474,990, 38 median days on market, with 53 homes for sale today. At that median and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $7,920 ($7,250 with the full homestead exemption).
There is no active closing data for Villages West Oak in the current MLS feed, which means we cannot point to a median price, a pace of sales, or a typical days-on-market figure right now. That absence is itself the read: this is a quiet corner of Ocoee's resale map at the moment, not a community with a visible trading rhythm.
For a buyer, that means going in with a plan built on comparable communities nearby rather than this one's own recent history. For a seller, it means pricing has to be built from scratch, not lifted from a hot streak of local closings. Either way, this is a situation where local, hands-on comps matter more than a headline number, because right now there is not one to lean on.
Nearby homes for sale
No active listings inside Villages West Oak 44/106 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
Villages West Oak sits in Ocoee, Orange County, as an established platted community without a current run of MLS closings to draw a market picture from. The listing feed also shows no community amenities currently attached to active or recent listings, so any pool, clubhouse, or shared green space would need to be verified property by property rather than assumed at the community level.
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 Villages West Oak 44/106 is best for.
Best for
- Buyers comfortable making a decision based on nearby Ocoee comps rather than this community's own recent sales record
- Sellers willing to price from surrounding market data and a property-specific evaluation rather than a local trend line
- Anyone using this address as a starting point for deeper due diligence rather than a final answer
Probably not for
- Buyers who want to see recent, comparable sales inside the same community before writing an offer
- Sellers expecting a documented median price or days-on-market figure to anchor their listing strategy
- Anyone assuming amenities like a pool or clubhouse are included without confirming it on the specific property
The market around Villages West Oak 44/106
Villages West Oak 44/106 is too small for its own price trend, so here is the market around it.
In ZIP 34761, 204 homes are on the market and 35% are under contract — a fast-moving corner of Ocoee.
Across Orange County, 5,909 homes are active and 1,877 pending (24% under contract).
ZIP and county figures describe the wider market, not Villages West Oak 44/106 specifically. Momentum Research analysis of MLS records.
Villages West Oak 44/106 by the numbers
From county property records and closed MLS sales for the Villages West Oak 44/106 subdivision: 6 homes on record; built 2001; typical size about 2,052 heated sq ft; 4 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2015 | 1 | $128,500 |
| 2016 | 1 | $230,000 |
| 2018 | 1 | $245,000 |
| 2021 | 2 | $319,500 |
| 2022 | 1 | $424,000 |
Newest recorded sale: $424,000 on 2022-02-21.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
The Villages West Oak 44/106 buying strategy.
If we were buying in Villages West Oak 44/106 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 Villages West Oak 44/106.
A community between data points
Some Central Florida subdivisions trade constantly and leave a clean trail of recent sales; others go quiet for a stretch even while homes continue to be lived in, refinanced, or held. Villages West Oak currently falls into the second category based on the MLS feed, which shows no closings in the tracked window. That does not mean nothing is happening on the ground, only that the public sales record has not caught up with it yet, or that turnover has simply been light.
The practical effect is that any pricing conversation here starts from context rather than from this community's own recent comps. Orange County and the broader Ocoee resale market still provide a frame of reference, and individual home condition, lot position, and any updates will do more to set value than a community-wide trend line that does not currently exist in the data.
The location and the amenities are priced into every listing in Villages West Oak 44/106. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community has little or no recent closing activity in the feed, the value of a locally grounded, comp-literate agent goes up, not down. We build a case for value out of adjacent Ocoee sales, property-specific detail, and what we see in person, rather than pointing to a community median that is not currently there to point to.
Villages West Oak 44/106 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 Villages West Oak 44/106 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 Villages West Oak 44/106 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Villages West Oak 44/106, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Villages West Oak 44/106 home worth?
Get a no-obligation home value based on real comparable sales in Villages West Oak 44/106, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Should you buy in Villages West Oak 44/106?
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 (4 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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