Citrus County’s premier gated community — the only manned-security, golf-cart-friendly village of Citrus Hills, built around the semi-private Skyview course and the 50,000-square-foot BellaVita spa & athletic club
Prepared July 10, 2026 · Resale homes, by era
BALANCED MARKET
A balanced market with real room to negotiate — and in Terra Vista, judging a home by its era-adjusted value per foot (about 30% separates the two) is how you know what it’s truly worth.
$430,000 · $189/sq ft
Typical resale — built 1998–2008
$575,000 · $246/sq ft
Typical resale — built 2009 & newer
158 days
How long overpriced listings sit — your leverage
The Bottom Line
Terra Vista is Citrus County’s premier gated community, and it’s balanced today (5.9 months of inventory), which means genuine negotiating room. Price is driven mostly by era: established homes (1998–2008) run ~$189/ft (typical $430,000), newer homes (2009+) ~$246/ft (typical $575,000). Your leverage is the overpriced listing: homes that started too high sat a median of 158 days and still sold about $79,900 under their first price. We judge every home on its era-adjusted per-foot value before we write.
Prepared July 10, 2026 Resale homes · by era 935 listings analyzed · 2021–2026
BALANCED MARKET
With about 5.9 months of inventory (47 for sale, 12 under contract), the balance is even — real room to negotiate. Judge each home by its era’s per-foot value, and the overpriced and long-sitting listings become your leverage.
$430,000.00
Median resale — 1998–2008 homes (2025–26)
$575,000.00
Median resale — 2009+ homes (2025–26)
158 days
How long overpriced listings sat before selling
86.2%
Of original ask — what those overpriced sellers finally took
47 / 12 / 96
For sale / under contract / sold in the last 12 months
1 in 3.7
Listings since 2021 that never sold at all
What’s Really Happening Here
Terra Vista is the gated, manned-security flagship of the Villages of Citrus Hills — Citrus County’s premier master-planned community of newer custom and villa homes, built around the semi-private Skyview golf course and the BellaVita spa & athletic club, with a club membership deeded to every home. Because one builder sells most new homes directly and off the MLS, what trades publicly is essentially the resale market — and there, era is the dominant price driver. Established homes (1998–2008) trade near $430,000 (~$189/ft); newer homes (2009+) near $575,000 (~$246/ft), a 30% per-foot premium. The right comp for any home is one of its own generation.
Both eras eased modestly from a 2023–2024 high, so you’re buying into a proven community at a balanced moment — not chasing a rising market. That, plus a real supply of overpriced listings, is your negotiating room.
What This Means for Your Offer
Judge value on era-adjusted price per foot. Hold a home against its own generation (~$189/ft for 1998–2008, ~$246/ft for 2009+) before weighing view, lot, and finishes — that’s what it’s really worth.
The overpriced listings are your leverage. Homes that started too high sat a median of 158 days and still sold about $79,900.00 under their first ask. A home that’s been sitting is a negotiation waiting to happen.
Factor the deeded club membership. The BellaVita spa, golf, and social membership convey and carry ongoing dues — a real part of the value and the monthly cost we’ll weigh together.
Terra Vista · The Numbers Behind the Story · By Home Era
Resale Value Per Square Foot, by the Year — Each Era on Its Own
Median resale value per square foot by calendar year (2026 is first-half). We split by home era because age is the single biggest price driver here — a blended line hides it. Both eras climbed to a 2023–2024 high, then eased; neither “crashed.”
Value by the Year — Established vs. Newer
Year
’98–’08 $/SqFt
’98–’08 Median
2009+ $/SqFt
2009+ Median
2021
$168
374,950
$201
489,900
2022
$201
435,000
$261
575,000
2023
$213
455,000
$268
535,000
2024
$213
465,000
$277
636,250
2025
$195
452,500
$245
597,500
2026 H1
$184
405,000
$247
561,950
Resale only; full calendar years with 2026 first-half. New-construction sold directly by the developer mostly never reaches the MLS, so this is essentially the resale market.
The Peak Test: established (1998–2008) value is about 8.5% below its 2023 high (still up ~16% since 2021); newer (2009+) value about 11.6% below its 2024 high (still up ~22% since 2021). Price to today — and to your home’s era — not to the 2024 dollar.
The Number Nobody Shows You
1 in 3.7
listings since 2021 left the market unsold (227 of 841 — expired, withdrawn, or canceled)
176 days
how long the failed listings sat before giving up — nearly all simply priced too high
Even in the county’s premier community, about 1 in 3.7 listings ended without a sale. Terra Vista buyers are discerning and cross-shop era, view, and amenity access — a home priced above its era’s comps simply waits.
Long-run perspective: established-home value is up about 16% since 2021 and newer-home value about 22%. Priced to today’s market and your home’s generation, the equity here is real and proven.