One of the Villages of Citrus Hills · half- to full-acre homesites along The Oaks championship golf course, under the Citrus Hills POA
Prepared October 1, 2026 · Resale single-family homes
BALANCED MARKET
5.1 months of homes for sale — an even market with room to negotiate.
$440,000 · $177/sq ft
What a typical existing home costs today
93%
Of original ask is what sellers got — the typical home sold $39,900 under its first price
−9.4%
Resale value per sq ft off its 2023 peak — a genuine correction in your favor
The Bottom Line
Oaks Estates is genuinely even, with about 5.1 months of inventory. Recent buyers paid a median of 93% of original ask, and the overpriced listings are your leverage — over the past 12 months, homes that started too high sat a median of 92 days and still sold about $39,900 under their first price. On value per square foot, resale value is about 9.4% below its 2023 peak (still up about 17% since 2021). We’ll judge every home on price per square foot before we write.
Prepared October 1, 2026 Single-family homes 104 listings analyzed · 2021–2026
BALANCED MARKET
With about 5.1 months of homes for sale, Oaks Estates is genuinely even — 4 of the 6 homes for sale have already cut their price. Recent buyers paid a median of 93% of original ask, and value per square foot is about 9.4% below its 2023 peak. That is real negotiating leverage.
$440,000.00
Median resale price last 12 months
$176.74
Resale price paid per living sq ft (12 mo.)
53 days
Median time on market before going under contract
93%
Of original asking price — what sellers actually got
$39,900.00
Median drop from first asking price to sold price
6 / 2 / 13
For sale now / under contract / resales closed in 12 months
What’s Really Happening Here
Oaks Estates is one of the Villages of Citrus Hills, set along The Oaks championship golf course on half- to full-acre well-and-septic homesites and governed by the Citrus Hills POA. The typical existing home sold near $440,000.00 over the past year, and with about 5.1 months of supply the balance is genuinely even: 6 homes are for sale against 2 under contract, and 4 have already cut price.
New construction is minimal here (about 3% of sales), so this is essentially an all-resale market — what matters is how far values have moved and where the overpriced listings sit.
What This Means for Your Offer
Asking price is a starting point, not a verdict. Recent buyers paid a median of 93% of the original ask, and the typical home sold about $39,900.00 under its first number.
The overpriced listings are your leverage. Over the past 12 months, homes that started too high and cut their price sat a median of 92 days and still sold about $39,900.00 under their first ask. A home that’s been sitting is a negotiation waiting to happen.
Judge value in price per square foot. Where a home lands against the $177 resale median tells us what it’s really worth before we write.
Oaks 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
At/over ask
2021
19
350,000.00
$150.62
7
47%
2022
11
500,000.00
$185.73
21
36%
2023
13
392,000.00
$193.82
31
15%
2024
11
430,000.00
$192.48
60
0%
2025
9
399,000.00
$189.68
33
22%
2026 YTD
10
440,000.00
$175.67
58
10%
Resale homes only; full calendar years with 2026 as year-to-date through September.
The Peak Test: on resale value per square foot, Oaks Estates is about 9.4% below its 2023 peak (still up about 17% since 2021). A cool-down you buy into, not a market you chase upward.
The Number Nobody Shows You
1 in 11
listings in the current cycle left the market unsold (1 of 11 — expired, withdrawn, or canceled)
231 days
how long that listing sat before the seller gave up
Two ways that helps you. First, a seller whose home has sat for months is a negotiation waiting to happen. Second, those expired and withdrawn homes are inventory the portals no longer show — the owners still want to sell, and we can approach them directly for you.
Long-run perspective: resale value per square foot is up about 17% since 2021. You’re buying into a proven community with the negotiating room this market gives you.