Leesburg 34762

Lake County, FL · 11,469 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

58affordability /100

Buyer leverage is buyer advantage; weigh payment burden and the 3-lens valuation before bidding.

Payment burden

25.5%

affordable

Days on market

daily

Price cuts

27.7%

of active

Valuation

-46.2%

vs assessor

Look up an address

/100

mixed

cooling · buyer advantage · prices easing year-over-year.

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

Negotiate Hard

DOM: 44d (stable) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)25

Valuation Gap (25%)100

Supply & Demand (20%)100

Cancellation Rate (10%)100

Days on Market (5%)40

Moderate buyer leverage in 34762. Room to negotiate 5-10% below list. Payment burden: 25.1% of median income. Median days on market: 44. Market appears 34% overpriced vs. assessed values.

What to Offer

Offer 5-10% below list. You have room to negotiate.

Conditions resemble 2019 pre-pandemic levels — moderate overvaluation with slowing demand. Negotiation room exists.

COOLINGBUYER ADVANTAGE

Market is cooling with expanding inventory. Buyers have strong negotiating leverage. Prices down 2.3% YoY.

Address lookup$99 report path

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<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/the-villages/zip/34762?utm_source=embed&utm_medium=backlink">Leesburg 34762 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$331,871

▾ 2.3% YoY

Days on market

daily · zip_data

Median rent

$1,586

county avg

Investor score

22/100

cash-flow lens

Active listings

90-day

Valuation3 lenses, different anchors

vs assessor

-46.2%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$178,600

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+55.9%

County-wide market — the widest, slowest signal.

Sumter+55.9%

Lake+65.8%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$247

Price-to-income4.2×

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How 34762 ranks in FL

percentile vs all FL ZIPs

Comparative ranking not available for this ZIP.

Affordability, supply & momentum

11SUPPLY

OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply36.0 mo

Days on Market50d

Inv vs History+48.3%

Listing Density453.8/1k

Market dynamics

Price cut %27.7%

Momentumcooling

LeverageBUYER ADVANTAGE

Months of supply36

Sales (90d)0

Investment analysis

Median rent$1,586

Price-to-rent17.4

Est. cap rate3.4%

Buy vs rentneutral

Livability

Walk score—

Transit score—

Bike score—

Historical trends

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Price bandsmix-shift

Price Bands — the median behind the median

A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Lake.

Current tiers · 12 months to Aug 25floor 10 sales/tier

2 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row.

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	$230k	$191	218	6.8%	ZIP
$250k–$500k	$368k	$185	1,944	60.3%	ZIP
$500k–$750k	$590k	$251	746	23.1%	ZIP
$750k–$1M	$829k	$295	270	8.4%	ZIP
$1M–$1.5M	$1.09M	$397	43	1.3%	ZIP
$1.5M–$2M	$1.69M	$407	44	—	COUNTY · Lake, FL
$2M+	$2.92M	$486	101	—	COUNTY · Lake, FL
All sales (the headline median)	$422k	$195	3,223	100%	ZIP

No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.

National context — not local

NAR's aggregate existing-home median for the United States and the South census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 34762.

United States
South

Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.

Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.

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Lake County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

This ZIP code crosses county lines. Property data shows Sumter (64%) and Lake (36%). County metrics below are shown separately for each county.

Sumter (64%)

Lake (36%)

ZIP 34762→2 counties

12-Month Direction

-14Moderate Deterioration

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

37· Weak

Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.

Payment Burden46

32.7%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent27

1.593x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation15

+55.9%

overvalued

Source: Lotvox comps · Updated 2026-05-15

Supply/Demand16

3.1 mo

balanced

Source: Lotvox MLS · Updated 2026-05-15

Insurance Risk

49/100

moderate

Source: FEMA/NFIP · Updated 2026-04

County distress indicators

ECONOMIC INDICATORS

Economic indicators are mixed relative to comparable U.S. counties.

Unemployment Rate

Higher than many comparable counties

Source: BLS LAUS · 2026-0667d ago

Poverty Rate

Lower than most U.S. counties

Median Household Income

Near national averages

Cost of Living (RPP)

Near national averages

Home Value (ZHVI)$388,108

County data: BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA · Coverage derived from property records · Counties with <2% coverage excluded as likely data errors

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The Villages Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Lake County