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.
Market Heat
As of September 2026, Western Shores in Leesburg, FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 9 recorded sales closed at a median of $460,000, $218 per square foot, a median 92 days on market, sellers accepting 89% of original asking (+30% versus the prior year). Homes listed or recently sold were built 1958 - 2021; 4 listings state no HOA; none of the 12 geocoded homes sit in a FEMA special flood hazard zone (median elevation 67 ft). At the median price and Lake County's FY2025-26 rate of 16.65 mills, annual property tax runs about $7,660 ($6,990 with the full homestead exemption).
| Location | LEESBURG, Lake County, FL · ZIP 34788 |
|---|---|
| Homes in the community | 107 (FL DOR 2025 assessment roll) |
| Years built | 1957–2021 (median 1983) |
| Typical living area | 1,440 sq ft (median) |
| Home types (current listings and sales) | single-family 85%, manufactured homes 8%, mobile homes 8% |
| Amenities listed by sellers | Security System, Closed Circuit Camera(s) |
| Sale prices, last 12 months | $460,000 median across 9 closed sales · $218 per sq ft · +29.6% vs the prior 12 months |
| Days on market (closed sales) | 92 median |
| For sale right now | 2 active, 2 pending · median asking $282,500 · 2.7 months of supply |
| Owner-occupied (homestead) share | 71% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Western Shores key facts,” movewithmomentum.com/neighborhoods/western-shores-leesburg, data as of September 20, 2026.
Last 30 days in Western Shores: 2 new listings (median asking $282,500), 2 under contract right now, 1 closed sale (median $300,000). As of September 22, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
Western Shores right now
🔴 Seller-leaning market. 2.7 months of supply and 50% of the inventory already under contract give sellers the pressure advantage.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 20, 2026. Confidence: Medium (4 active and pending listings, 9 closed sales in 12 months).
🟢 Still climbing. The trailing-12-month median ($460K) is up 29.6% from the prior 12 months ($355K) and up 405% 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 September 20. Confidence: Low (9 and 3 sales in the two windows).
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 market snapshot (as of September 20, 2026): the median sale price is about $460K ($218 per sq ft over the trailing 12 months of closed sales), a median 92 days on market for closed sales, and 2.7 months of supply, a seller-leaning market. The trailing-12-month median is up 30% from the prior 12 months and up 405% since 2012, computed from record-level Stellar MLS closed sales (9 closings in the current window).
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.
County records show 7 qualified sales in Western Shores across 2024 - 2025 (5 in 2024, 2 in 2025), median $290,000 - the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Flood zones in Western Shores: of 11 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in Leesburg.
Western Shores is a community of 107 homes in Leesburg, Lake County, built between 1957 and 2021 (median 1983), with a median living area of about 1,440 square feet. 71% 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 Western Shores. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Photos from Stellar MLS listings in Western Shores; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($460K) IS the median in the snapshot above, and the move from 2025 ($355K) IS the +29.6% one-year change.
Windows contain 0 to 10 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 2004 through 2026. Deemed reliable but not guaranteed.
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 (2026-09-22).
WESTERN SHORES Market Scorecard
WESTERN SHORES is currently a seller's market. About 2.7 months of supply, a median asking price of $282,500, and homes go under contract in about 9 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: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Western Shores, LEESBURG
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 September 2026 through September 2026. Deemed reliable but not guaranteed.
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 2026-09-21, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026. Tap any home to ask about it.
Every Home for Sale in Western Shores Leesburg Right Now (4)
All 4 active and pending Western Shores Leesburg listings with a detail page, newest first, refreshed twice a day from the MLS.
- 12221 Helena Court · $270,000 · 3 bd / 2 ba · listed Sep 10, 2026 · listed by Morris Realty And Investments
- 33909 Linda Lane · $284,000 · 3 bd / 2 ba · pending · listed Sep 5, 2026 · listed by Century 21 Myers Rose Realty
- 12115 Virginia Drive · $349,900 · 3 bd / 2.5 ba · pending · listed Sep 2, 2026 · listed by Carlino Real Estate Group Inc
- 12020 Virginia Drive · $295,000 · 3 bd / 2 ba · listed Aug 24, 2026 · listed by Coldwell Banker Vanguard Edge
Western Shores 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, tiles © CARTO.
Schools
- Lake County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Treadway Elem · Elementary
- Tavares Middle · Middle
- Tavares High · High
Zoned schools reflect the assignments reported on recent Western Shores listings and can change; always confirm with Lake County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Western Shores address.
Shop the zone: Homes zoned for Leesburg High High School · Homes zoned for Tavares High High School
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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 closer look at the Western Shores market
At a median of $218 per square foot, Western Shores 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 2.7 months of supply, a seller-leaning market and the trailing-12-month median up 30% year over year. Homes that do trade take a median 92 days on market, useful leverage on any listing that has lingered.
The housing stock is 107 homes built between 1957 and 2021, and 71% 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 Western Shores. 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 Western Shores 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 (7.4). Basis: Long-Term Appreciation +405% since 2012; Recent Direction +29.6% year-over-year; Liquidity & Demand 2.7 months of supply; Owner Commitment 71% owner-occupied; Pricing Power 89.2% sale-to-list. Refreshed with each data update.
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 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 →
Recently off market in Western Shores
Homes in Western Shores 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.
- 12146 Virginia Drive · off market
Frequently Asked Questions
What is the median home price in Western Shores?
How long do homes in Western Shores take to sell?
Is Western Shores a buyer's or seller's market right now?
How many homes are in Western Shores?
What share of Western Shores is owner-occupied?
When were the homes in Western Shores built?
Have Western Shores home prices gone up?
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?
Is Western Shores in a flood zone?
Is Western Shores a good place to live?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 21, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 34788)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2004 (101 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Western Shores fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Western Shores with Momentum Realty’s local guides.