Fairview is the most private of the Citrus Hills villages — wooded, executive homes on one-to-1.5-acre lots built across three-plus decades. Recent resales run the high $200,000s to the mid-$700,000s, so no neighborhood median describes a single home; you price by tier and by value per square foot. It’s still a seller’s market — about 3.3 months of supply — but 2026 values have genuinely eased: the median and value per foot are both about 12% below 2025, and per foot the market sits 12% off its 2023 peak. Discipline pays: over the past year, homes priced right sold in about 14 days at 95% of ask; overpriced, they sat 135 days and gave up a median of $50,000.00.
Fairview Estates is the northernmost — and most private — Village of Citrus Hills, north of Route 486 and minutes from Inverness: wooded executive homes on one-to-1.5-acre lots with a token $75-a-year HOA. Built late-1980s into the 2000s, about 1,600 to nearly 4,500 sq ft, recent resales run the high $200,000s to the mid-$700,000s — no single median captures it.
Median price can mislead here, so we check it against per-foot value. This year the two agree: the year-to-date median reads $419,000, down from $474,900 in 2025, and per square foot the market eased from about $205 to $181 — a genuine cool-down, not just a size mix. So we price on today’s per-foot value — about 12% off the 2023 peak, still up ~10% since 2021. Even in a seller’s market, the record punishes overpricing:
The 18 resale closings of the past 12 months (new construction excluded). "Priced right" = sold with no price reduction; "overpriced" = reduced at least once before selling.
Median resale value per square foot by calendar year (2026 is year-to-date through September). We chart per-foot value, not median price: size mix can swing median price, while price-per-foot shows the real move — a climb to a 2023 peak, a plateau through 2025, then a 2026 ease of about 12%.
| Year | Sold | Median Price | $/SqFt | DOM | Ask |
|---|---|---|---|---|---|
| 2021 | 22 | 393,950.00 | $164.29 | 8 | 64% |
| 2022 | 19 | 480,000.00 | $184.95 | 10 | 37% |
| 2023 | 12 | 457,450.00 | $206.14 | 42 | 25% |
| 2024 | 18 | 465,450.00 | $202.20 | 30 | 6% |
| 2025 | 27 | 474,900.00 | $204.96 | 30 | 15% |
| 2026 YTD | 11 | 419,000.00 | $180.99 | 29 | 18% |
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 read that ignores which sizes happened to sell — Fairview peaked in 2023 near $206 a foot and sits near $181 today, about 12% lower (still up roughly 10% since 2021). In a tight market it’s tempting to anchor to the peak; that’s the most expensive mistake a seller can make here.
Not every listing sells. In the current cycle, about 1 in 4.7 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 10% since 2021. Priced to today’s market — not the peak — your home has real equity and the data on its side.