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 — here, the price you set decides your outcome.
$440,000 · $177/sq ft
What a typical resale home sells for today
46 vs 92 days on market
Priced right sells fast; overpriced sits far longer
−9.4%
Resale value per sq ft off its 2023 peak — price to today, not the peak
The Bottom Line
Oaks Estates is genuinely even right now, with about 5.1 months of inventory — a touch softer than 4.6 in August, and 4 of the 6 homes for sale have already cut price. On a per-square-foot basis, resale value is about 9.4% below its 2023 peak (still up about 17% 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 46 days at 94.7% of asking, while the overpriced-then-cut homes sat 92 days and gave up a median of $39,900 from their first price. Price to the resale data, not to a hopeful number.
Prepared October 1, 2026 Single-family homes · resale 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. On a per-square-foot basis, resale values are about 9.4% below its 2023 peak (still up about 17% since 2021). That makes pricing to today’s market everything.
$440,000.00
Median resale price last 12 months
$176.74
Resale price paid per living sq ft (12 mo.)
93%
Of original asking price — what sellers ultimately got
46 days
Median market time when priced right from day one
6 / 2 / 13
Homes for sale / under contract / resales sold in 12 months
1 in 11
Listings in the current cycle that never sold at all
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 resale home sold near $440,000.00 ($177 a foot) over the past year. 6 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 9.4% below its 2023 peak (still up about 17% since 2021). But the discipline that sells a home here is pricing to the resale record, and that record is clear:
✓ Priced right from day one — 8 homes
Median time to contract46 days
Got of original asking price94.7%
Median given up from first price$29,000.00
✗ Overpriced, then cut — 5 homes
Median time to contract92 days
Got of original asking price91.9%
Median given up from first price$39,900.00
The 13 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 9.4% below its 2023 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 $39,900.00 from first price to close.
Take every serious offer seriously. Only about 13 resale buyers closed here in the past year — in a market this size, the first strong offer is often the best you’ll see.
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
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). Anchoring to the peak is the most expensive mistake a seller can make here.
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
Not every listing sells. In the current cycle, about 1 in 11 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 17% since 2021. Priced to today’s market — not the peak — your home has real equity and the data on its side.