One-acre estate homes spanning four decades of build eras · the Citrus Hills village with its own riding trails and community stable
Prepared October 1, 2026 · Resale single-family homes
BALANCED MARKET
About 4.8 months of supply — and a price range so wide the neighborhood median tells you almost nothing about your home.
$439,000 · $178/sq ft
What a typical resale home sells for today
40 vs 136 days on market
Priced right sells fast; overpriced sits far longer
−9.0%
Resale value per sq ft off its 2022 peak — price to today, not the peak
The Bottom Line
Clearview isn’t one market — it’s four decades of homes on nearly identical one-acre lots, from 1980s ranches to custom estates. That spread is why the neighborhood median ($439,000.00) is a poor guide to any single home: pricing here means placing your home in the right tier — size, build era, condition, trail-adjacency — not splitting an average. The market itself is balanced (about 4.8 months of supply), with value per square foot about 9% below its 2022 peak. Within that, discipline decides the outcome: over the past year, homes priced right sold in about 40 days at 95% of ask; overpriced, they sat 136 days and gave up a median of $62,450.00. Price to today’s per-foot values, tier by tier — not to a hopeful round number.
Prepared October 1, 2026 Single-family homes · resale 152 listings analyzed · 2021–2026
BALANCED MARKET
At about 4.8 months of supply Clearview is balanced, but no home is under contract today and 6 of the 8 for sale have already cut price. The real pricing challenge is the range: this past year’s resales ran from the $330,000s to nearly $690,000 on look-alike one-acre lots, so the median ($439,000.00) hides more than it shows. Value per foot — about 9% below its 2022 peak — is the anchor that travels.
$439,000.00
Median resale price last 12 months
$178.34
Resale price paid per living sq ft (12 mo.)
93%
Of original asking price — what sellers ultimately got
40 days
Median market time when priced right from day one
8 / 0 / 20
Homes for sale / under contract / resales sold in 12 months
1 in 5
Listings in the current cycle that never sold at all
What’s Really Happening Here
Clearview is the one Citrus Hills village with its own riding trails and a community boarding stable, its lanes named for racehorses. Price it honestly, though: these are one-acre residential lots, not horse properties — almost no one keeps a horse on their parcel, so the equestrian feel is character, not a Pine Ridge-style acreage premium.
What complicates pricing is age spread. Built out over four decades, Clearview sets a 1,600 sq ft 1984 ranch a few doors from a 4,000 sq ft 2005 custom — this past year’s resales spanned the $330,000s to nearly $690,000, so no median fits. What travels is value per square foot: homes sell near $160–$210 a foot regardless of size. Price per-foot value × your home’s size and tier, not the $439,000.00 median — and the record rewards it:
✓ Priced right from day one — 12 homes
Median time to contract40 days
Got of original asking price95.4%
Median given up from first price$17,500.00
✗ Overpriced, then cut — 8 homes
Median time to contract136 days
Got of original asking price86.7%
Median given up from first price$62,450.00
The 20 resale closings of the past 12 months (new construction excluded). "Priced right" = sold with no price reduction; "overpriced" = reduced at least once before selling.
⚠ A note on new construction: about 9% of sales here are newly built homes, priced off a builder’s cost sheet rather than the resale market. Pricing your home to a new build is the fastest way to overprice — every figure here is resale-only.
What This Means for Your Pricing
Find your tier first. A 1980s ranch and a 2000s custom are both “Clearview” yet can be $300,000 apart — comp against your home’s own size, era, and condition; the median ($439,000.00) misleads either way.
Let price per square foot set the number. Values cluster near $160–$210 a foot regardless of size, and there the market is about 9% off its 2022 peak — price to recent per-foot comps, not a 2024 memory.
The bigger the home, the costlier the miss. Overpriced-then-cut sellers sat 136 days and gave up a median of $62,450.00 — deepest among the large upper-tier homes, where buyers are fewest.
Clearview Estates · The Numbers Behind the Story · Resale Homes
Resale Value Per Square Foot, by the Year — What the Market Actually Did
Median resale value per square foot by calendar year (2026 is year-to-date through September). We chart per-foot value, not median price: across Clearview’s 40-year size range, median price lurches on which homes happen to sell, while price-per-foot shows what the market actually did — a climb to a 2022 peak, then an ease of about 9%.
Resale Values, by the Year
Year
Sold
Median Price
$/SqFt
DOM
Ask
2021
20
387,500.00
$173.75
18
50%
2022
20
434,950.00
$195.96
32
25%
2023
20
411,500.00
$183.06
30
15%
2024
18
489,000.00
$195.61
84
11%
2025
13
375,000.00
$171.08
58
8%
2026 YTD
16
439,000.00
$178.34
57
12%
Resale homes only; full calendar years with 2026 as year-to-date through September. The $/SqFt column isolates real value change from which sizes happened to sell.
The Peak Test: on value per square foot — the one number that stays honest across Clearview’s 40-year range — the market peaked in 2022 near $196 a foot and sits near $178 today, about 9% lower (still up roughly 3% since 2021). Because a “typical” Clearview home doesn’t exist, per-foot value is the anchor to price against; anchoring instead to the 2022 dollar figure — or to what the big custom down the street once asked — is the most expensive mistake a seller can make here.
The Number Nobody Shows You
1 in 5
listings in the current cycle left the market unsold (4 of 20 — expired, withdrawn, or canceled)
148 days
how long the failed listings sat before giving up — nearly all simply priced too high
Not every listing sells. In the current cycle, about 1 in 5 listings here ended without a sale. In a market this size, overpricing doesn’t just slow a sale — it can kill it, and a long market history invites a harder negotiation.
Long-run perspective: resale value per square foot is up about 3% since 2021. Priced to today’s market — not the peak — your home has real equity and the data on its side.