Villas Of Lake Arbor
Homes for Sale in Clearwater, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Villas Of Lake Arbor is a settled Clearwater community where the homes were built between 1958 and 1996, with the middle of that range around 1984. At a median of $287,250 and roughly $216 per square foot on a typical footprint near 1,288 square feet, price here is driven mostly by condition and updates rather than square footage. Two units of similar size can trade far apart depending on how much work the interior has seen, so the median is a starting point, not a ceiling.
The market posture is balanced. A heat score of 49 and a median of about 42 days on market tell you this is neither a bidding-war community nor a fire sale — properties that are priced to their actual condition move on a reasonable clock, while overpriced units sit. Year-over-year the median is up 9%, which rewards sellers who prepare, but buyers still have room to inspect, negotiate, and walk away. Nobody is being rushed here.
Villas Of Lake Arbor right now
🟡 Still climbing. The trailing-12-month median ($285K) is up 6.7% from the prior 12 months ($267K). With about 6 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 July 15. Confidence: Medium (9 and 11 sales in the two windows).
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Updated July 15, 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
Villas Of Lake Arbor market snapshot (as of July 15, 2026): the median sale price is about $285K ($216 per sq ft over the trailing 12 months of closed sales), and a median 28 days on market for closed sales. The trailing-12-month median is up 7% from the prior 12 months, computed from record-level Stellar MLS closed sales (9 closings in the current window).
Villas Of Lake Arbor is a community of 230 homes in Clearwater, Pinellas County, built between 1958 and 1996 (median 1984.5), with a median living area of about 1,288 square feet. 74% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is an established, low-turnover community in Pinellas County — the homestead share sits near 74%, which points to owners who stay put rather than a churn of quick flips.
Who Villas Of Lake Arbor is best for.
Best for
- Buyers targeting a sub-$300K Clearwater entry who can evaluate condition and mechanicals
- Value-focused buyers willing to take on cosmetic updates in exchange for a lower price
- Long-hold owners who want a stable, low-turnover community rather than a quick flip
Probably not for
- Buyers who need turnkey, recently renovated finishes with no project budget
- Investors chasing rapid appreciation or bidding-war velocity
- Buyers who need substantially more than roughly 1,300 square feet of living space
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($285K) IS the median in the snapshot above, and the move from 2025 ($267K) IS the +6.7% one-year change.
Windows contain 0 to 15 sales each (9 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 %s through %s. Deemed reliable but not guaranteed.
The Villas Of Lake Arbor buying strategy.
If we were buying in Villas Of Lake Arbor 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 Villas Of Lake Arbor.
Condition, not size, sets the price
With original construction spanning nearly four decades and a median build year in the mid-1980s, the housing stock varies widely in how it has aged. Roofs, HVAC, kitchens, and baths are the real variables. Because the living footprints cluster tightly near 1,288 square feet, you are largely paying for updates and mechanical condition rather than extra rooms, and that is why the price spread within the community can be wide even though the homes are similar in scale.
The high homestead share and 230 homes make for a stable, slow-turning inventory. That works in a buyer's favor on due diligence — take the full inspection window, price the deferred maintenance, and negotiate accordingly — and it means sellers who invest in the roof and systems ahead of listing tend to separate themselves from the units that linger past the 42-day median.
The location and the amenities are priced into every listing in Villas Of Lake Arbor. 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 Villas Of Lake Arbor 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 (6.9). Basis: Recent Direction +6.7% year-over-year; Owner Commitment 74% owner-occupied; Pricing Power 93.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community where condition drives price more than size, the whole job is pricing the specific unit in front of you — not the community average. We read the recent closings against each property's actual roof, systems, and interior updates, so buyers do not overpay for cosmetics and sellers do not leave money on the table by listing against the wrong comps.
Villas Of Lake Arbor in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 Villas Of Lake Arbor 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 Villas Of Lake Arbor sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Villas Of Lake Arbor, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Villas Of Lake Arbor home worth?
Get a no-obligation home value based on real comparable sales in Villas Of Lake Arbor, 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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Frequently Asked Questions
What is the median home price in Villas Of Lake Arbor?
How long do homes in Villas Of Lake Arbor take to sell?
How many homes are in Villas Of Lake Arbor?
What share of Villas Of Lake Arbor is owner-occupied?
When were the homes in Villas Of Lake Arbor built?
Do cash buyers compete in Villas Of Lake Arbor?
Who is the best real estate agent for Villas Of Lake Arbor?
How do I find a top Clearwater real estate agent who knows Villas Of Lake Arbor?
Can Momentum Realty connect me with an agent for Villas Of Lake Arbor?
Should you buy in Villas Of Lake Arbor?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (18 streets, ZIP 33673/33763/33765)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2006 (76 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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