Western Shores
Homes for Sale in Leesburg, FL
All 632 homes for sale in Leesburg, FL · median $285,000 · 141 homes for sale in 34788 · Lake County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, Western Shores 2Nd Add in Leesburg, FL has 1 home for sale. As of September 2026, the MLS records 13 closed sales in Western Shores 2Nd Add in Leesburg, FL since 2005, the most recent in April 2026. Across Leesburg as a whole, 836 homes closed in the last 12 months at a median of $282,000, 71 median days on market, with 305 homes for sale today. At that median and Lake County's FY2025-26 rate of 16.65 mills, annual property tax runs about $4,690 ($4,020 with the full homestead exemption).
Western Shores Add is a small pocket in Leesburg, and with limited data on hand, the honest read is that price here is set less by any headline number than by the condition and specifics of the individual home. In a subdivision this size, a single updated or dated property can swing what the next listing looks like, so treat each home on its own merits rather than assuming a neighborhood-wide rate.
For buyers, that means the leverage is in the walkthrough, not the comps sheet — inspect closely and price the work you see. For sellers, it means presentation and condition do the heavy lifting; there is no broad market wave to carry a rough listing, so the homes that show well are the ones that move.
Western Shores right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 September 12, 2026. Confidence: Low (1 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 22, 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
Western Shores Add sits in Leesburg, in Lake County, part of the lake-dotted interior of Central Florida rather than a coastal or major-metro submarket.
Stellar MLS sales records identify 136 homes in Western Shores that have changed hands since 2004, built between 1958 and 2021 (median 1979), with a median living area of about 1,398 sq ft and a typical 3-bedroom, 2-bath layout. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 6 qualified sales in Western Shores across 2024–2025 (4 in 2024, 2 in 2025), median $320,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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 Western Shores is best for.
Best for
- Buyers comfortable evaluating a home on its own condition rather than leaning on a stack of recent comps
- Those drawn to a smaller, established Lake County setting over a large-scale planned development
- Budget-conscious buyers willing to price in repairs or updates and negotiate on what the walkthrough reveals
Probably not for
- Buyers who need a wide selection of active listings to choose from at any given time
- Those wanting a fast-moving, high-volume market with abundant comparable sales
- Anyone seeking a turnkey home with no appetite for evaluating condition or updates
The market around Western Shores
Western Shores is too small for its own price trend, so here is the market around it.
In ZIP 34788, 178 homes are on the market and 16% are under contract — a slower corner of Leesburg.
Across Lake County, 3,179 homes are active and 1,077 pending (25% under contract).
In ZIP 34788 (Leesburg), 330 homes closed in the last 12 months at a median of $250K ($160/sq ft), down 2.7% year over year, with a median 69 days on market. Right now 81 active and 22 pending listings put supply at about 4.2 months — a buyer's market. See the live ZIP 34788 housing market and the Lake County market.
ZIP and county figures describe the wider market, not Western Shores specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Western Shores
Live MLS inventory for Western Shores. 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 Western Shores listings as of 2026-09-19, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026. Tap any home to ask about it.
Every Home for Sale in Western Shores 2Nd Add Right Now (1)
All 1 active and pending Western Shores 2Nd Add listings with a detail page, newest first, refreshed twice a day from the MLS.
- 34312 Carl Road · $249,000 · 2 bd / 2 ba · listed Jul 17, 2026 · listed by Era Grizzard Real Estate
The Western Shores buying strategy.
If we were buying in Western Shores 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Western Shores.
A small pocket in Lake County
Leesburg anchors the western side of Lake County, a stretch of Central Florida defined by its chain of lakes and a slower, more established pace than the fast-growth corridors closer to Orlando. Western Shores Add is a defined addition within that setting, and its scale keeps it out of the high-turnover conversation that governs larger master-planned communities.
Because inventory here is thin, the useful work is comparative and hands-on: how a specific home is configured, how it has been maintained, and what it would take to bring it current. That is where value gets made or lost in a community like this, far more than in any single market statistic.
The location and the amenities are priced into every listing in Western Shores. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Small subdivisions reward local knowledge and disciplined pricing over borrowed assumptions. We work Lake County listing by listing, judge each home on its actual condition, and we will tell you plainly when a property — or the community — is not the right fit for your goals.
Western Shores in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $21/month (about $252/yr) · median of 20 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $21 per month ($252 a year) — the median AssociationFee across 20 MLS records, normalised to a monthly figure; most are billed annually. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
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 Western Shores 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 Western Shores sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Western Shores, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Western Shores home worth?
Get a no-obligation home value based on real comparable sales in Western Shores, 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 Leesburg →
20% of homes for sale in ZIP 34788 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 (2026-09-20).
Western Shores 2Nd Add Market Scorecard
Western Shores 2Nd Add is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $249,000, and homes go under contract in about 74 days.
Typical home value in the 34788 ZIP is $281,058, about 2.0% below 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.
Frequently Asked Questions
Is Western Shores a buyer's or seller's market right now?
Who is the best real estate agent for Western Shores?
How do I find a top Leesburg real estate agent who knows Western Shores?
Can Momentum Realty connect me with an agent for Western Shores?
Where is Western Shores, and what county is it in?
Should you buy in Western Shores?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 19, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2005 (13 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 Western Shores Add fits the bigger picture — live prices, inventory, and Momentum Scores:
More Leesburg & 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.
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