One of the Villages of Citrus Hills · half-acre homesites along The Meadows golf course, under the Citrus Hills POA
Prepared October 1, 2026 · Resale single-family homes
BUYER'S MARKET
10.7 months of homes for sale — here, the price you set decides your outcome.
$384,000 · $183/sq ft
What a typical resale home sells for today
52 vs 233 days on market
Priced right sells fast; overpriced sits far longer
−8.3%
Resale value per sq ft off its 2024 peak — price to today, not the peak
The Bottom Line
Meadows Estates still favors buyers, with about 10.7 months of inventory — down from 13.3 in August because two fewer homes are listed while the pace of sales held steady. On a per-square-foot basis, resale value is about 8.3% below its 2024 peak (still up about 22% since 2021). The reward for pricing right is clear: over the past 12 months, homes priced correctly from day one sold in a median of 52 days at 95.1% of asking, while the overpriced-then-cut homes sat 233 days and gave up a median of $79,950 from their first price. Price to the resale data, not to a hopeful number.
Prepared October 1, 2026 Single-family homes · resale 124 listings analyzed · 2021–2026
BUYER’S MARKET
With about 10.7 months of homes for sale, Meadows Estates favors buyers — 4 of the 8 homes for sale have already cut their price. On a per-square-foot basis, resale values are about 8.3% below its 2024 peak (still up about 22% since 2021). That makes pricing to today’s market everything.
$384,000.00
Median resale price last 12 months
$183.05
Resale price paid per living sq ft (12 mo.)
89%
Of original asking price — what sellers ultimately got
52 days
Median market time when priced right from day one
8 / 2 / 8
Homes for sale / under contract / resales sold in 12 months
1 in 2.4
Listings in the current cycle that never sold at all
What’s Really Happening Here
Meadows Estates is one of the Villages of Citrus Hills, on half-acre well-and-septic homesites along The Meadows golf course and governed by the Citrus Hills POA — where nearly every lot carries a golf-course view. The typical resale home sold near $384,000.00 ($183 a foot) over the past year, and the four resales of July through September closed at a median of $192 a foot, none at or over asking. 8 homes are for sale against 2 under contract, and 4 of them have already reduced price.
Long term the community has held up — resale value per square foot is about 8.3% below its 2024 peak (still up about 22% since 2021). But the discipline that sells a home here is pricing to the resale record, and that record is lopsided:
✓ Priced right from day one — 4 homes
Median time to contract52 days
Got of original asking price95.1%
Median given up from first price$27,250.00
✗ Overpriced, then cut — 4 homes
Median time to contract233 days
Got of original asking price85.0%
Median given up from first price$79,950.00
The 8 resale closings of the past 12 months (new construction excluded). "Priced right" = sold with no price reduction; "overpriced" = reduced at least once before selling.
What This Means for Your Pricing
Price to the sold data, not a hopeful number. On value per square foot, the market is about 8.3% below its 2024 peak. The homes that clear are the ones priced to the last 12 months of resale comps.
Overpricing is expensive. The overpriced-then-cut sellers waited far longer and gave up a median of $79,950.00 from first price to close.
Take every serious offer seriously. Only about 8 resale buyers closed here in the past year — in a market this size, the first strong offer is often the best you’ll see.
Meadows 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 — because median price swings on which sizes sell, while price-per-foot shows the real trend, and where your negotiating room sits.
Resale Values, by the Year
Year
Sold
Median Price
$/SqFt
DOM
Ask
2021
16
286,375.00
$153.05
14
38%
2022
11
385,000.00
$182.09
13
18%
2023
19
380,000.00
$187.63
60
5%
2024
12
412,500.00
$203.24
64
0%
2025
12
392,500.00
$184.19
84
0%
2026 YTD
7
353,000.00
$186.27
63
0%
Resale homes only; full calendar years with 2026 as year-to-date through September.
The Peak Test: on resale value per square foot, Meadows Estates is about 8.3% below its 2024 peak (still up about 22% since 2021). Anchoring to the peak is the most expensive mistake a seller can make here.
The Number Nobody Shows You
1 in 2.4
listings in the current cycle left the market unsold (5 of 12 — expired, withdrawn, or canceled)
179 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 2.4 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 22% since 2021. Priced to today’s market — not the peak — your home has real equity and the data on its side.