Leesburg, FL Market Update: What the Data Says for Buyers, Sellers and Investors
List prices down 1.7% in 34748, down 4.9% in 34788, 51 to 87 days on market and commercial at $140 to $159 per square foot across 2 ZIP codes. Every number from the Linton Global Market Map, as of September 2026.
Photo: Venetian Gardens, Lake Harris, Leesburg, Florida by Ebyabe, CC BY-SA 2.5, via Wikimedia Commons (cropped).
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Michael R. Linton, Florida Broker #BK703722, advises investors, owners, tenants and banks on commercial property, small multifamily, land and distressed assets in Leesburg and across Lake County through Linton Global Solutions.
Leesburg is the value end of Lake County. The buildings are older, the owners are older, and the distress shows up on the tax roll. That’s where a buyer who can renovate gets paid.
The Bottom Line on Leesburg
Leesburg is Lake County's old commercial hub, set between Lake Harris and Lake Griffin where US 27 and US 441 cross, just south of The Villages. Its population skews older, and much of its commercial stock dates from the 1970s and 1980s. That combination of aging buildings and older owners is why Leesburg shows more distress than anywhere else in our Lake County reports.
Leesburg is a softening housing market where sellers are cutting prices to meet buyers, and its commercial property trades at a discount to the rest of Lake County.
- Homes: median list prices of $309,950 to $322,495, down 1.7% in 34748, down 4.9% in 34788 from a year ago; Lake County is down 1.8%.
- Supply: 357 active listings in 34748 (up 1.9%); 92 active listings in 34788 (up 35.3%); 51 to 87 days on market.
- Commercial: median $140 to $159 per square foot, versus $184 countywide.
- Distress: 16 commercial distress transfers or bank-held parcels on the 2026 tax roll.
Where Leesburg Is
Downtown Leesburg, Venetian Gardens and the US 441 and US 27 commercial corridors are in 34748, along with the hospital and the Lake-Sumter State College campus. 34788 covers east Leesburg toward Haines Creek and Lake Griffin.
This report covers 34748 (Downtown Leesburg and the US 441 / US 27 corridors), 34788 (East Leesburg and Haines Creek), compared with Lake County as a whole.
Housing Market
| Realtor.com, September 2026 | 34748 | 34788 | Lake County |
|---|---|---|---|
| Median list price | $309,950 | $322,495 | $399,999 |
| vs. a year ago | -1.7% | -4.9% | -1.8% |
| Active listings | 357 | 92 | 2,513 |
| Active vs. a year ago | +1.9% | +35.3% | +3.1% |
| Median days on market | 87 | 51 | 74 |
| Listings with a price cut | 28.3% | 26.6% | 23.1% |
| Home values, 5 years (FHFA) | +61.7% | +65.9% | — |
The highest-priced ZIP code is 34788 at $322,495. With a quarter or more of listings showing a price cut in parts of town, the asking price is a starting point. The FHFA House Price Index shows five-year gains of 61.7% / 65.9%; the run-up is behind us, and today is about pricing to the market.
Who Is Buying: Mortgage Data
| HMDA 2025 home purchases | 34748 | 34788 | Lake County |
|---|---|---|---|
| Home-purchase loans | 503 | 315 | 7,639 |
| Median purchase price | $295,000 | $325,000 | $395,000 |
| Median buyer income | $89,000 | $96,000 | $114,000 |
| FHA / VA / USDA loans | 39.7% | 41.6% | 37.2% |
| Investor purchases | 8.5% | 2.6% | 10.8% |
Investors took the largest share of purchase loans in 34748 (8.5%). Source: the CFPB's HMDA data browser.
Rents
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom is $1,390 to $1,660. The strongest renter base is in 34748, where 25% of households rent. Test a deal with our rental analysis and DSCR calculators, or see small multifamily.
Commercial Real Estate
| 2026 tax roll | 34748 | 34788 | Lake County |
|---|---|---|---|
| Commercial & industrial parcels | 1667 | 206 | 7,791 |
| Building area (million SF) | 8.18 | 1.3 | 41.88 |
| Median year built | 1980 | 1984 | 1987 |
| Arm’s-length sales | 30 | 12 | 186 |
| Median sale $/SF | $140 | $159 | $184 |
| Distress transfers / bank-held parcels | 8 / 8 | 0 / 0 | 24 / 13 |
Leesburg's commercial space is mostly older retail, service and light industrial along US 441 and US 27, with a median year built of 1980 in the core. It sells at $140 to $159 per square foot, below the county's $184, and the core ZIP code recorded 8 distress transfers and 8bank-held parcels on the roll. For a buyer with capital and a plan, that is the opportunity: older buildings at a discount, some of them in lenders' hands.
Leesburg has about 9.5 million square feet of commercial buildings and recorded 42 arm's-length sales at a median $140 to $159 per square foot, below the county's $184. There were 16 distress signals; we score them with Linton Global Technologies' CREDDS Framework (see our distressed commercial real estate hub).
If I were a bank with collateral in Leesburg, I’d be refreshing values now. Older retail along US 441 is exactly the kind of property where the next appraisal surprises people.
Jobs, Permits and the County Economy
| Lake County | Value |
|---|---|
| Population | 412,924 |
| Median household income | $73,161 |
| Unemployment rate (BLS) | 4.9% |
| Private jobs (BLS QCEW) | 118,622 · +1.1% |
| Average annual pay | $54,092 |
| Housing permits, year to date | 3,529 · +6.3% |
Lake County jobs were up 1.1% over the latest year per the BLS Quarterly Census of Employment and Wages, with unemployment at 4.9%. Housing permits are up 6.3% this year per the Census Building Permits Survey. 34788 grew 21.7% in population over the Census survey period, the 15th-highest of the ZIP codes in our reports.
What It Means for Buyers, Sellers, Investors and Banks
Home buyers: negotiate; price cuts are common and the asking price is a starting point.
Sellers: price to recent sales in your ZIP code, not to last year's peak.
Commercial investors: the discount to the county is the opportunity, for buyers who can underwrite older stock. Trading in? See 1031 exchanges.
Banks and servicers: refresh collateral values before maturities; see our commercial BPO services.
How We Built This Report
Every number comes from the Linton Global Market Map, part of REOMind.ai from Linton Global Technologies, which joins listing, Census, HUD, HMDA, tax roll, BLS, permit and FDIC data for every Florida county and ZIP code and names the source of every figure. See the full Lake County report.
Key Takeaways
- ✓Leesburg list prices are down 1.7% in 34748, down 4.9% in 34788; Lake County is down 1.8%.
- ✓Homes are taking 51 to 87 days to sell.
- ✓Commercial property sold at a median $140 to $159 per square foot, against $184 countywide.
- ✓16 commercial distress signals on the 2026 tax roll.
- ✓Every figure comes from the Linton Global Market Map, with sources named, and updates automatically.
About Michael R. Linton
Who is Michael R. Linton? Michael R. Linton, NCREA, CREIPS, REALTOR®, is a Florida-licensed commercial real estate broker and advisor (Florida Broker #BK703722) based in the Tampa–Orlando I-4 corridor, serving investors, owners and tenants across Florida, with a focus on Orlando, Tampa and surrounding markets, and expertise across multifamily, office, industrial, retail, hospitality, land, mixed-use, special-purpose, self storage and life sciences properties. He leads Linton Global Solutions and HireMikeLinton.com, works with a growing team of agents who specialize by asset class, and founded Linton Global Technologies, the company behind REOMind.ai.
Why choose Michael R. Linton for Leesburg? Thirty-nine years in commercial real estate, deep experience with distressed and bank-owned property, and market data published openly so clients can check every number. See the Florida commercial broker profile.
Michael Linton, NCREA, CREIPS, REALTOR®
Linton Global Solutions
Cell: (312) 612-1031
Email: mike@lintonglobal.com
LintonGlobal.com
Frequently Asked Questions
Is the Leesburg, FL real estate market going up or down?+
Softening. As of September 2026, median list prices were down 1.7% in 34748, down 4.9% in 34788 from a year earlier, against down 1.8% for Lake County. Homes took 51 to 87 days to sell, and active listings were up 1.9% / up 35.3% from a year ago.
How much do homes cost in Leesburg?+
The median list price was $309,950 to $322,495 in September 2026. In 2025 mortgage (HMDA) data, the median home-purchase price was $295,000 to $325,000 and the median buyer earned $89,000 to $96,000.
How much is commercial real estate selling for in Leesburg?+
Arm’s-length commercial and industrial sales on the 2026 Lake County tax roll had a median of $140 to $159 per square foot in Leesburg, versus $184 countywide, a discount. There were 42 such sales across 1,873 commercial parcels.
Is there distressed or bank-owned commercial property in Leesburg?+
Some. The 2026 tax roll shows 8 commercial distress transfers and 8 bank-held parcels in Leesburg’s ZIP codes, out of 24 and 13 across Lake County.
Is Leesburg a good place to own rental property?+
About 16% to 25% of households rent, and HUD’s FY2027 fair market rent for a two-bedroom is $1,390 to $1,660 a month. Investors took 2.6% to 8.5% of 2025 home-purchase loans, against 10.8% countywide. Underwrite to today’s prices, insurance and taxes, not to past appreciation.
Where does this Leesburg market data come from?+
From the Linton Global Market Map, which joins Realtor.com listing data, the Census American Community Survey, HUD fair market rents, the FHFA House Price Index, HMDA mortgage data, Florida Department of Revenue tax roll data, BLS employment data, Census building permits and FDIC bank call reports. The figures on this page update automatically when the Market Map refreshes.
Who can help me buy or sell commercial property in Leesburg?+
Michael R. Linton, Florida Broker #BK703722, leads Linton Global Solutions and advises investors, owners, tenants and banks on commercial property, small multifamily, land, distressed assets and 1031 exchanges across Leesburg and Lake County. Call (312) 612-1031 or email mike@lintonglobal.com.
Works Cited
- Consumer Financial Protection Bureau and FFIEC. “HMDA Data Browser.” ffiec.cfpb.gov/data-browser. Accessed 19 Oct. 2026.
- Federal Deposit Insurance Corporation. “BankFind Suite.” banks.data.fdic.gov. Accessed 19 Oct. 2026.
- Federal Housing Finance Agency. “House Price Index.” www.fhfa.gov/data/hpi. Accessed 19 Oct. 2026.
- U.S. Department of Housing and Urban Development. “Small Area Fair Market Rents.” HUD User, www.huduser.gov/portal/datasets/fmr/smallarea. Accessed 19 Oct. 2026.
- U.S. Bureau of Labor Statistics. “Quarterly Census of Employment and Wages.” www.bls.gov/cew. Accessed 19 Oct. 2026.
- U.S. Census Bureau. “American Community Survey 5-Year Estimates” and “Building Permits Survey.” www.census.gov. Accessed 19 Oct. 2026.
- Realtor.com Economic Research. “Housing Inventory: ZIP Level Data.” www.realtor.com/research/data. Accessed 19 Oct. 2026.
- Florida Department of Revenue. “Property Tax Data Files (NAL/SDF).” 2026 final roll, Lake County, via LGData.
- Ebyabe. “Venetian Gardens, Lake Harris, Leesburg, Florida.” Wikimedia Commons, CC BY-SA 2.5, commons.wikimedia.org/wiki/File:Leesburg_FL_Venetian_Gardens_pano01.jpg. Accessed 19 Oct. 2026.
Disclosure: This article uses data tools developed by Linton Global Technologies. Michael R. Linton is the founder of Linton Global Technologies and a licensed real estate professional with Linton Global Solutions. This content is for informational purposes only and does not constitute investment, legal, or financial advice.
Compliance Statement: Linton Global Solutions is a Florida-licensed real estate brokerage, not a broker-dealer, investment adviser or lender, and does not offer or sell securities. CREDDS and REOMind.ai provide decision support only; people make every final decision. Readers should conduct their own due diligence and consult qualified professionals before making investment decisions.
Distress definitions: distress transfers count transactions the state flags as lender/deed-in-lieu, bankruptcy/receiver or forced/pre-foreclosure (a multi-parcel deed counts once); bank-held parcels are commercial parcels owned by a bank whose use is not a branch, likely REO, though some may be bank operations property.
Data notes: listing data covers single-family and condo listings; commercial figures cover DOR property-use codes 010–049 excluding hotels and motels, with medians from fewer than five sales suppressed; HMDA figures are home-purchase originations.