Westchester Manor
Homes for Sale in Gainesville, FL
All 815 homes for sale in Gainesville, FL · median $299,900 · 113 homes for sale in 32605 · Alachua County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
As of October 2026, Westchester Manor in Gainesville, FL has 2 homes for sale. Over the 12 months ending 2026-08-02, 4 recorded sales closed at a median of $306,000, $226 per square foot, a median 21 days on market, sellers accepting 97% of original asking (-1% versus the prior year). Homes listed or recently sold were built 1980 - 1982; none of the 6 geocoded homes sit in a FEMA special flood hazard zone (median elevation 74 ft). At the median price and Alachua County's FY2025-26 rate of 16.56 mills, annual property tax runs about $5,070 ($4,420 with the full homestead exemption).
Last 30 days in Westchester Manor: 1 closed sale (median $355,000). As of October 20, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
Westchester Manor right now
🟡 Balanced market. 6.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of August 2, 2026. Confidence: Medium (2 active and pending listings, 4 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($306K) is down 0.6% from the prior 12 months ($308K) and up 172% since 2012. With about 4 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 (4 and 5 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 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
Westchester Manor market snapshot (as of August 2, 2026): the median sale price is about $306K ($226 per sq ft over the trailing 12 months of closed sales), a median 21 days on market for closed sales, and 6.0 months of supply, a balanced market. The trailing-12-month median is down 1% from the prior 12 months and up 172% since 2012, computed from record-level Stellar MLS closed sales (4 closings in the current window).
In ZIP 32605 (Gainesville), 516 homes closed in the last 12 months at a median of $306K ($203/sq ft), down 5.6% year over year, with a median 42 days on market. Right now 101 active and 27 pending listings put supply at about 5.7 months - a buyer's market. See the live ZIP 32605 housing market and the Alachua County market.
Westchester Manor is a community of 1,808 homes in Gainesville, Alachua County, built between 1900 and 2024 (median 1978.0), with a median living area of about 1,664 square feet. 54% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Westchester Manor. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Westchester ManorPhotos from Stellar MLS listings in Westchester Manor; content deemed reliable but not guaranteed.
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 ($306K) IS the median in the snapshot above, and the move from 2025 ($308K) IS the -0.6% one-year change.
Windows contain 2 to 9 sales each (4 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 1990 through 2026. Deemed reliable but not guaranteed.
14% of homes for sale in ZIP 32607 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-19).
Westchester Manor Market Scorecard
Westchester Manor is currently a balanced market. About 6.0 months of supply, a median asking price of $355,000, and homes go under contract in about 84 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Westchester Manor
Live MLS inventory for Westchester Manor. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Westchester Manor listings as of 2026-10-19, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 1990 through 2026. Tap any home to ask about it.
Westchester Manor 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 Westchester Manor
- Security Fencing/Lighting/Alarms · reported on 1 of 2 listings
- Security Lights · reported on 1 of 2 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.
Recent Developments in Westchester Manor
Development, infrastructure, retail, and school activity affecting Westchester Manor, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Market
Gainesville Plan Board recommends denying land use change for Cottages at Depot Park
The City Plan Board voted 4-3 to recommend denying a new land use and Urban 6 zoning for about 2 acres at the Cottages at Depot Park, which has about 37 existing units. The zoning would have allowed a drive-thru by right. The City Commission makes the final decision, and current zoning already allows redevelopment.
What it may mean for the marketThe outcome affects whether a small near-downtown parcel can be redeveloped at higher density with commercial uses. The project is about 6 miles northeast of Westchester Manor, elsewhere in Alachua County.
Source: Mainstreet Daily News - September 2026Infrastructure
Alachua County budgets $106 million for roads and expands pothole repair
County Manager Michele Lieberman said the 2026-27 budget includes $106 million for roads across a 700-mile network. The county now runs four pothole crews six days a week, added milling and resurfacing to its Watson Construction contract, and is adding a $500,000 amendment for more repairs.
What it may mean for the marketAdded road funding and resurfacing should improve driving conditions on county roads and affect commute reliability. The site is about 6 miles northeast of Westchester Manor.
Source: Mainstreet Daily News - September 2026Development
GRU Authority approves demolition of Power District buildings ahead of possible land sale
The GRU Authority voted 3-0 to hire SGLC for $458,000 to demolish most buildings and remove asbestos on the roughly nine-acre Power District northeast of Depot Park. Demolition starts at the end of September and is to finish by Thanksgiving. GRU plans to sell the land, which it expects to bring at least $7.5 million.
What it may mean for the marketClearing about nine acres near Depot Park opens a possible future redevelopment site close to downtown. The project is about 6 miles northeast of Westchester Manor, elsewhere in Alachua County.
Source: Mainstreet Daily News - April 2026Development
Gainesville board approves 248-unit apartment project in northwest Gainesville
The Gainesville Development Review Board approved a 248-unit multifamily project in northwest Gainesville, planned as four four-story buildings with a clubhouse and amenities, with construction expected to run about 22 months.
What it may mean for the marketA new apartment community of this size adds rental housing to northwest Gainesville, a factor that can influence demand and pricing for nearby communities. The site is about 6 miles north of Westchester Manor.
Source: WCJB - December 2025Retail & Dining
Amrit Palace Indian restaurant to open on Southwest 34th Street in Gainesville
Amrit Palace, an Indian restaurant expanding from Ocala, is planned to open at 3105 Southwest 34th Street in Gainesville, adding a dining option along the 34th Street corridor near Archer Road.
What it may mean for the marketA new restaurant on the 34th Street corridor adds to the dining and retail mix that shapes daily convenience for nearby Gainesville communities. The site is about 3 miles northeast of Westchester Manor.
Source: 352today - May 2025Development
Archer Place luxury condo and retail project breaks ground at Archer Road and 34th Street in Gainesville
Archer Place, a mixed-use development at the corner of Archer Road and Southwest 34th Street near Butler Plaza in Gainesville, broke ground with plans for 92 residential units including penthouses and workforce apartments, ground-floor retail, and a roughly 6,000 square foot restaurant, with completion targeted for late 2026.
What it may mean for the marketA new mixed-use condo and retail project on the Archer Road corridor adds housing and commercial space near Butler Plaza, the kind of activity that can shape demand for nearby Gainesville communities. The site is about 2 miles northeast of Westchester Manor.
Source: Mainstreet Daily News
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Westchester Manor buying strategy.
If we were buying in Westchester Manor 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 Westchester Manor.
A closer look at the Westchester Manor market
At a median of $226 per square foot, Westchester Manor prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 6.0 months of supply, a balanced market and the trailing-12-month median down 1% year over year. Homes that do trade take a median 21 days on market, useful leverage on any listing that has lingered.
The housing stock is 1,808 homes built between 1900 and 2024, and 54% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Westchester Manor. 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 Westchester Manor 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 5 factors (6.6). Basis: Long-Term Appreciation +172% since 2012; Recent Direction -0.6% year-over-year; Liquidity & Demand 6.0 months of supply; Owner Commitment 54% owner-occupied; Pricing Power 96.5% sale-to-list. Refreshed with each data update.
Tools for a Westchester Manor 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 Westchester Manor sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Westchester Manor, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Westchester Manor home worth?
Get a no-obligation home value based on real comparable sales in Westchester Manor, 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 Gainesville →
Recently off market in Westchester Manor
Homes in Westchester Manor that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 710 SW 77Th Terrace · off market
| Location | Gainesville, Alachua County, FL · ZIP 32605, 32606, 32607, 32608 and more |
|---|---|
| Homes in the community | 1,808 (FL DOR 2025 assessment roll) |
| Years built | 1900–2024 (median 1978.0) |
| Typical living area | 1,664 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Security Fencing/Lighting/Alarms, Security Lights, Security System |
| Sale prices, last 12 months | $306,000 median across 4 closed sales · $226 per sq ft · -0.6% vs the prior 12 months |
| Days on market (closed sales) | 21 median |
| For sale right now | 2 active, 0 pending · median asking $355,000 · 6.0 months of supply |
| Owner-occupied (homestead) share | 54% |
Data as of August 2, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 1990 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Westchester Manor key facts,” movewithmomentum.com/neighborhoods/westchester-manor-gainesville, data as of August 2, 2026.
Housing distress & ownership in Westchester Manor, Gainesville
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 October 2026 through October 2026. Deemed reliable but not guaranteed.
Just listed in Westchester Manor
The newest homes for sale in Westchester Manor right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 7714 SW 5Th Place $297,000 · 3 bd · 2 ba · 1,220 sq ft · 33 days on market Courtesy of WATSON REALTY CORP- TIOGA
- 130 SW 75Th Terrace $325,000 · 3 bd · 2 ba · 1,858 sq ft · 88 days on market Courtesy of MATCHMAKER REALTY OF ALACHUA COUNTY
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Westchester Manor Gainesville Right Now (2)
All 2 active and pending Westchester Manor Gainesville listings with a detail page, newest first, refreshed twice a day from the MLS.
- 7714 SW 5th Place · $297,000 · 3 bd / 2 ba · listed Sep 16, 2026 · listed by Watson Realty Corp- Tioga
- 130 SW 75th Terrace · $325,000 · 3 bd / 2 ba · listed Aug 4, 2026 · listed by Matchmaker Realty Of Alachua County
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Gainesville guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Alachua County)
- Homestead exemption (Alachua County)
- Home insurance cost
- HOA database
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- SW 77Th Terrace (10 homes on record)
- SW 77Th Terrace (9 homes on record)
- SW 75Th Terrace (8 homes on record)
- SW 5Th Place (8 homes on record)
- SW 6Th Place (5 homes on record)
- SW 3Rd Place (5 homes on record)
- SW 75Th Terrace (4 homes on record)
- SW 2Nd Place (3 homes on record)
- SW 3Rd Place (3 homes on record)
- SW 4Th Place (2 homes on record)
- SW 2Nd Place (2 homes on record)
- SW 6Th Place (1 homes on record)
Email me new listings in Westchester Manor
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Westchester Manor
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Westchester Manor will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Westchester Manor?
How long do homes in Westchester Manor take to sell?
Is Westchester Manor a buyer's or seller's market right now?
How many homes are in Westchester Manor?
What share of Westchester Manor is owner-occupied?
When were the homes in Westchester Manor built?
Do cash buyers compete in Westchester Manor?
Have Westchester Manor home prices gone up?
Who is the best real estate agent for Westchester Manor?
How do I find a top Gainesville real estate agent who knows Westchester Manor?
Can Momentum Realty connect me with an agent for Westchester Manor?
Where is Westchester Manor, and what county is it in?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 19, 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 (8 streets, ZIP 32605/32606/32607/32608/99999)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 1990 (154 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.
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See how Westchester Manor fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Westchester Manor
- Home values · What homes in Westchester Manor actually sell for
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