Your Lake County listings and comps, in the AI app you already use.

The property. 3 bed / 2 bath · 1,780 sqft · built 2005 · in-ground pool. Last sold February 2015 for $198,000 — 33 days on market, 96.5% of list price. No price changes during that listing.

Closed comps. Five sales inside 6 months within a mile of downtown Leesburg; the sixth needed the window widened to 9 months — noted rather than quietly padded in:

Median of the set: $321,000 sold · $179/sqft · 13 days on market. At the median rate, 1,780 sqft pencils to about $319K. Four of the six closed in two weeks or less.

The competition you'd list against. A same-era pool home three blocks over asking $329,900 after a $10,000 cut, 44 days and counting; a slightly larger pool home fresh on the market at $334,900. Price above $325K and you're chasing pricier neighbors with less to show for it. At $319,900 you're the sharpest-priced pool home in the historic district with the comps at your back.

Market position. Leesburg's median days-on-market has fallen from 29 to 21 over the past year, with months of supply down from 3.6 to 2.8. Turnkey homes under $325K are the fastest-moving band — and this one sits squarely in it.

What the record doesn't carry. Whether the home is on county water/sewer or well & septic — older Leesburg blocks are a mix, and it changes the closing-cost conversation. Confirm it before the appointment.

Talking points. The sellers bought at $198K in 2015 — frame the conversation around a roughly $121K gain over the decade. Two blocks from the Harris Chain of Lakes boat ramp shows best from the air (the working system attaches an aerial view) — lead the marketing with it.

Illustrative example — sample data, not live MLS records. The working system answers from your brokerage's own MLS feed.

Short answer: credible price, not a bargain — I'd open below it.

The bracket. Same-model patio villas on the market right now: one at $271,900 — down $12,000 from its original ask, 45 days in — and one fresh on the market last week at $284,000. Your subject sits between them at $274,900, 30 days in with no cut yet: $3,000 above a motivated, identical competitor.

Closed support. The nearest same-model sale closed at $286,000 — 97.6% of its final $293,000 ask, but only 94.7% of the $302,000 it started at. The cut history is the tell: sellers in this band get their number only after meeting the market.

Sample honesty. Three closed sales of this floorplan in the last 24 months — the medians are directional; the live competition carries this read.

The play. Open at $262–265K and let the identical competitor at $271,900 do the arguing. The data supports settling around $268–273K. What moves the number: bond balance and roof/HVAC age — neither is in the MLS record; get both before writing the offer.

Illustrative example — sample data, not live MLS records.

Five matches in the last 6 months:

Read: pool homes in this band are averaging 15 days to contract and carrying a $6–9K premium over comparable non-pool sales. Median $/sqft for the set: $192.

Illustrative example — sample data, not live MLS records.

Four sales in the last 12 months:

Read: the corridor is trading at $27–30K per acre; fenced and improved pasture sells at the top of the range and roughly twice as fast as raw land. Acreage comps band on lot size and $/acre — not livable square footage.

Illustrative example — sample data, not live MLS records.

214 closings. Median sold price $389,000 · median 21 days on market, down from 26 the month before · sales closed at 96.8% of list on average.

Speed: homes south of SR-44 moved fastest; anything turnkey under $400K averaged under two weeks. 38 sales closed above list.

Illustrative example — sample data, not live MLS records.

Active listings: 84 a year ago → 71 today (−15%). Months of supply: 4.1 → 3.2. Median days on market: 45 → 38. New listings holding steady around 22/month.

Read: supply is tightening — sellers are gaining leverage, especially under $350K where the drawdown is concentrated.

Illustrative example — sample data, not live MLS records.

Five matches in the last 6 months:

Read: designer homes within a short cart ride of Lake Sumter Landing are averaging 12 days to contract. Median $/sqft for the set: $251 — a roughly $15/sqft premium over comparable designers farther from the square.

Illustrative example — sample data, not live MLS records.

Active listings: 158 a year ago → 139 today (−12%). Months of supply: 3.9 → 3.1. Median days on market: 34 → 27. New listings holding steady around 46/month.

Read: the south end keeps absorbing everything new construction hands it — resale supply is tightening, and turnkey designers under $450K are the fastest-moving band.

Illustrative example — sample data, not live MLS records.

Four sales in the last 12 months:

Read: rural Sumter is trading at $15–22K per acre; cleared parcels with well/septic or road frontage sell at the top of the range and roughly half the days-on-market of raw wooded land. Acreage comps band on lot size and $/acre — not livable square footage.

Illustrative example — sample data, not live MLS records.

47 closings. Median sold price $272,500 · median 24 days on market, down from 29 the month before · sales closed at 97.1% of list on average.

Speed: turnkey homes under $300K averaged under three weeks to contract; 9 sales closed above list. Anything needing roof or AC work sat past 45 days.

Illustrative example — sample data, not live MLS records.

Active listings: 132 a year ago → 118 today (−11%). Months of supply: 4.6 → 3.8. Median days on market: 52 → 44. New listings holding steady around 34/month.

Read: resale supply is tightening and turn-key units are carrying the market — updated interiors are moving a full three weeks faster than originals.

Illustrative example — sample data, not live MLS records.

Five matches in the last 6 months:

Read: pool homes in this band are averaging 12 days to contract and carrying a roughly $6–9K premium over comparable non-pool sales on the same blocks. Median $/sqft for the set: $180.

Illustrative example — sample data, not live MLS records.

Active listings: 118 a year ago → 101 today (−14%). Months of supply: 4.3 → 3.4. Median days on market: 41 → 33. New listings holding steady around 28/month.

Read: Mount Dora, Tavares, and Eustis are absorbing inventory faster than a year ago — the Golden Triangle's resale supply is tightening, and lakefront and downtown-adjacent listings under $400K are moving fastest.

Illustrative example — sample data, not live MLS records.

New construction is setting the market. 412 new-build closings in South Lake over the past 12 months vs. 289 resale closings — new construction now outsells resale in the corridor. Median new-build price $398,000 vs. median resale $362,500 — a $35,500 gap resale sellers can use, not fight.

Read: Highway 27/50 growth is pulling comps upward faster than resale inventory can reprice — resale listings under $375K priced to the new-construction comp, not last year's resale comp, are clearing in under three weeks.

Illustrative example — sample data, not live MLS records.

Five matches in the last 6 months:

Read: turnkey 3/2s in this band are averaging 12 days to contract and carrying a modest premium over comparable homes still needing updates. Median $/sqft for the set: $178.

Illustrative example — sample data, not live MLS records.

Four sales in the last 12 months:

Read: the two dock-and-lift sales averaged $428,500 against $378,950 for the seawall-only pair — a $49,550 premium for lift access on the same canals. Deep-water lots with no bridge or culvert between the house and the Gulf cleared fastest; confirm bridge clearance in remarks before quoting a buyer's boat draft.

Illustrative example — sample data, not live MLS records.

New construction is setting the market. 356 new-build closings along the SR-54 corridor over the past 12 months vs. 214 resale closings — new construction now outsells resale in the corridor. Median new-build price $432,000 vs. median resale $379,500 — a $52,500 gap resale sellers can use, not fight.

Read: Wesley Chapel's growth is pulling comps upward faster than resale inventory can reprice — resale listings under $400K priced to the new-construction comp, not last year's resale comp, are clearing in under three weeks.

Illustrative example — sample data, not live MLS records.