Leesburg 34762

Lake County, FL · 11,469 properties · updated 7/5/2026

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
25.3%
affordable
Days on market
50
daily
Price cuts
27.4%
of active
Valuation
-47%
vs assessor
Look up an address
55
/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

74/ 100SellerBalancedBuyer
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: 25.4% 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 2.7% YoY.

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Market snapshoteach number, once

Median price
$337,024
▾ 2.7% YoY
Days on market
50
daily · zip_data
Median rent
$1,323
county avg
Investor score
22/100
cash-flow lens
Active listings
59
90-day

Valuation3 lenses, different anchors

vs assessor
-47.0%
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
+56.5%
County-wide market — the widest, slowest signal.
Sumter+56.5%
Lake+66.6%
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+57.1%
Listing Density453.8/1k
Market dynamics
Price cut %27.4%
Momentumcooling
LeverageBUYER ADVANTAGE
Months of supply36
Sales (90d)0
Investment analysis
Median rent$1,323
Price-to-rent21.2
Est. cap rate2.8%
Buy vs rentfavors renting

Livability

Walk score—
Transit score—
Bike score—

Historical trends

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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.

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