Marion Oaks, FL Market Update: What the Data Says for Buyers, Sellers and Investors
List prices unchanged in 34473, 78 days on market and commercial at too few sales to report per square foot across ZIP code 34473. Every number from the Linton Global Market Map, as of September 2026.
Photo: Marion Oaks entrance by Ebyabe, CC BY 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 Marion Oaks and across Marion County through Linton Global Solutions.
Marion Oaks is a roughly flat market right now, and the numbers say good homes still move. Look at it ZIP code by ZIP code, not as one city average.
The Bottom Line on Marion Oaks
Marion Oaks is a large planned subdivision in southwest Marion County, south of Ocala along County Road 484 and I-75. It was platted in the late 1960s and 1970s with tens of thousands of lots, sat half-empty for decades and has filled in quickly since 2015 with new homes priced well below Central Florida. The CR 484 interchange on I-75 has also become one of Marion County’s main distribution locations.
Marion Oaks is a steady housing market with shrinking inventory, and its commercial property trades in line with the rest of Marion County, with almost no distress.
- Homes: median list prices of $299,900, unchanged in 34473 from a year ago; Marion County is unchanged.
- Supply: 435 active listings in 34473 (down 38.1%); 78 days on market.
- Commercial: median too few sales to report per square foot, versus $126 countywide.
- Distress: no commercial distress transfers or bank-held parcels on the 2026 tax roll.
Where Marion Oaks Is
This report covers ZIP code 34473, Marion Oaks, the County Road 484 corridor and the I-75 interchange south of Ocala.
Housing Market
| Realtor.com, September 2026 | 34473 | Marion County |
|---|---|---|
| Median list price | $299,900 | $299,900 |
| vs. a year ago | 0.0% | 0.0% |
| Active listings | 435 | 3,468 |
| Active vs. a year ago | -38.1% | -12.5% |
| Median days on market | 78 | 77 |
| Listings with a price cut | 18.3% | 21% |
| Home values, 5 years (FHFA) | +65.0% | — |
The highest-priced ZIP code is 34473 at $299,900. Homes are taking longer to sell than the county average. The FHFA House Price Index shows five-year gains of 65%; the run-up is behind us, and today is about pricing to the market.
Who Is Buying: Mortgage Data
| HMDA 2025 home purchases | 34473 | Marion County |
|---|---|---|
| Home-purchase loans | 1025 | 8,304 |
| Median purchase price | $295,000 | $285,000 |
| Median buyer income | $83,000 | $87,000 |
| FHA / VA / USDA loans | 53.6% | 45.4% |
| Investor purchases | 12.7% | 9.4% |
Investors took the largest share of purchase loans in 34473 (12.7%), above the county’s 9.4%. Source: the CFPB's HMDA data browser.
Rents
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom is $1,680. The strongest renter base is in 34473, where 22% of households rent. Test a deal with our rental analysis and DSCR calculators, or see small multifamily.
Commercial Real Estate
| 2026 tax roll | 34473 | Marion County |
|---|---|---|
| Commercial & industrial parcels | 723 | 8,976 |
| Building area (million SF) | 3.44 | 71.01 |
| Median year built | 2006 | 1986 |
| Arm’s-length sales | 2 | 418 |
| Median sale $/SF | — | $126 |
| Distress transfers / bank-held parcels | 0 / 0 | 13 / 6 |
Commercial property around Marion Oaks is new industrial and new neighborhood retail. Large distribution centers have been built near the I-75 and CR 484 interchange, and grocery, fast food, gas and service retail is following the rooftops along CR 484. With so many new homes and little retail built in the subdivision itself, well-placed commercial land here is in demand.
Marion Oaks has about 3.4 million square feet of commercial buildings and recorded 2 arm's-length sales at a median too few sales to report per square foot, close to the county's $126, helped by newer buildings. There were no distress transfers or bank-held parcels on the roll.
Marion Oaks has rooftops and very little retail. If you own commercial land on CR 484, count the new homes within three miles before you name a price, because a grocery or pharmacy developer is doing the same math.
Jobs, Permits and the County Economy
| Marion County | Value |
|---|---|
| Population | 400,078 |
| Median household income | $61,010 |
| Unemployment rate (BLS) | 5.7% |
| Private jobs (BLS QCEW) | 121,921 · +2.0% |
| Average annual pay | $54,546 |
| Housing permits, year to date | 4,053 · -10.0% |
Marion County jobs were up 2.0% over the latest year per the BLS Quarterly Census of Employment and Wages, with unemployment at 5.7%. Housing permits are down 10.0% this year per the Census Building Permits Survey. 34473 grew 34.1% in population over the Census survey period, the 11th-highest of the ZIP codes in our reports.
What It Means for Buyers, Sellers, Investors and Banks
Home buyers: be ready to move on the right house.
Sellers: price to recent sales in your ZIP code, not to last year's peak.
Commercial investors: pricing is in line with the county; the edge is in the specific building. 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 Marion County report.
Key Takeaways
- ✓Marion Oaks list prices are unchanged in 34473; Marion County is unchanged.
- ✓Homes are taking 78 days to sell.
- ✓Commercial property sold at a median too few sales to report per square foot, against $126 countywide.
- ✓No commercial distress 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 Marion Oaks? 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 Marion Oaks, FL real estate market going up or down?+
Roughly flat. As of September 2026, median list prices were unchanged in 34473 from a year earlier, against unchanged for Marion County. Homes took 78 days to sell, and active listings were down 38.1% from a year ago.
How much do homes cost in Marion Oaks?+
The median list price was $299,900 in September 2026. In 2025 mortgage (HMDA) data, the median home-purchase price was $295,000 and the median buyer earned $83,000.
How much is commercial real estate selling for in Marion Oaks?+
Arm’s-length commercial and industrial sales on the 2026 Marion County tax roll had a median of too few sales to report per square foot in Marion Oaks, versus $126 countywide. There were 2 such sales across 723 commercial parcels.
Is there distressed or bank-owned commercial property in Marion Oaks?+
Very little. The 2026 tax roll shows no commercial distress transfers or bank-held parcels in Marion Oaks’s ZIP codes, against 13 distress transfers and 6 bank-held parcels across Marion County.
Is Marion Oaks a good place to own rental property?+
About 22% of households rent, and HUD’s FY2027 fair market rent for a two-bedroom is $1,680 a month. Investors took 12.7% of 2025 home-purchase loans, against 9.4% countywide. Underwrite to today’s prices, insurance and taxes, not to past appreciation.
Where does this Marion Oaks 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 Marion Oaks?+
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 Marion Oaks and Marion 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, Marion County, via LGData.
- Ebyabe. “Marion Oaks entrance.” Wikimedia Commons, CC BY 2.5, commons.wikimedia.org/wiki/File:Marion_Oaks_FL_entr01.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. REOMind.ai provides 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.