The Villages of Citrus Hills’ premier gated golf village · championship golf, resort amenities, and the county’s highest concentration of upper-tier homes
Prepared October 1, 2026 · Single-family homes
BALANCED MARKET
About 4.7 months of homes for sale, 17.4% off the 2024 peak — here, the price you set decides your outcome.
$470,000 · $210/sq ft
What a typical Terra Vista home sells for today
40 vs 212 days on market
Priced right sells fast; overpriced sits far longer
−17.4%
Value per sq ft vs the 2024 peak — price to today, not the top
The Bottom Line
Terra Vista is holding at balanced, with about 4.7 months of inventory and 15 homes under contract — and value per square foot is still 17.4% below its 2024 high. The reward for pricing right is stark: this year, homes priced correctly from day one sold in a median of 40 days at 95.6% of asking, while the overpriced-then-cut homes sat 212 days and gave up a median of $90,000.00 from their first price — and 1 in 2.7 listings this cycle never sold at all. Price to the sold data, not to a 2024 number.
Prepared October 1, 2026 Single-family homes 962 listings analyzed · 2021–2026
BALANCED MARKET
With about 4.7 months of homes for sale and value per square foot 17.4% below its 2024 peak, Terra Vista is balanced — 99 resales closed in the past year, but the pending pool has thinned to 15 (from 22 in August), and 14 of the 41 homes for sale have already cut price. That makes pricing to today’s market everything.
$470,000.00
Median sold price last 12 months
$209.57
Price paid per living sq ft (12 mo.)
93%
Of original asking price — what sellers ultimately got
40 days
Median market time when priced right from day one
41 / 15 / 99
Homes for sale / under contract / resales closed in 12 months
1 in 2.7
Listings in the current cycle that never sold at all
What’s Really Happening Here
Terra Vista is the flagship of the Villages of Citrus Hills — gated, golf, resort amenities, and the county’s deepest pool of upper-tier buyers. The typical resale closed near $470,000 ($210 a foot) over the past year. 41 homes are for sale against 15 under contract — down from 22 in August as the summer buyers closed — and 14 of the 41 have already reduced price.
Value per square foot peaked in 2024 and has eased 17.4% since. The homes that sell here are the ones priced to today’s record — and that record is lopsided:
✓ Priced right from day one — 55 homes
Median time to contract40 days
Got of original asking price95.6%
Median given up from first price$23,000.00
✗ Overpriced, then cut — 26 homes
Median time to contract212 days
Got of original asking price82.4%
Median given up from first price$90,000.00
All 81 resale closings of 2026 to date. “Priced right” = sold with no price reduction; “overpriced” = reduced at least once before selling. The overpriced homes took five times as long and gave up $67,000.00 more from their first price.
⚠ A note on this data: figures cover single-family resale closings across the Terra Vista MLS area. This year’s five brand-new Davis Reserve builder sales are set aside; older history does not flag new construction, so a handful of earlier builder sales remain — Terra Vista is a largely built-out, resale-driven market. Sub-neighborhood labels within Terra Vista are inconsistently entered in the MLS, so this report is intentionally the whole village, not a street-by-street split.
What This Means for Your Pricing
Price to the sold data, not to 2024. The market is 17.4% off its peak. The homes that clear are the ones priced to the last 12 months of comps — a median of $210/sq ft.
Overpricing is expensive twice. The overpriced-then-cut sellers waited a median of 212 days and gave up a median of $90,000.00 from first price to close — and 1 in 2.7 listings this cycle never sold at all.
Respect the first strong offer. The pending pool has thinned from 22 in August to 15 today, with 41 homes competing for the next buyer. The first strong offer is still usually the best one; we take serious buyers seriously.
Terra Vista · The Numbers Behind the Story
Value Per Square Foot, by the Year — What the Market Actually Did
Median value per square foot by calendar year (2026 is year-to-date through September). We chart per-foot value, not median price: median price swings on which sizes happen to sell, while price-per-foot shows the real change in value. The peak was 2024.
Values, by the Year
Year
Sold
Median Price
$/SqFt
DOM
Ask
2021
167
395,000.00
$177.73
24
27%
2022
128
477,250.00
$222.39
30
34%
2023
85
465,000.00
$226.90
40
16%
2024
90
524,500.00
$248.47
86
10%
2025
88
507,500.00
$214.44
90
10%
2026 YTD
81
450,000.00
$205.16
80
9%
Full calendar years; 2026 is year-to-date through September. The $/SqFt column isolates real value change from which sizes happened to sell.
The Peak Test: value per square foot is 17.4% below its 2024 high (still up about 15.4% since 2021). Anchoring to the 2024 peak is the most expensive mistake a Terra Vista seller can make.
The Number Nobody Shows You
1 in 2.7
listings in the current cycle left the market unsold (48 of 129 — expired or withdrawn)
177 days
how long the failed listings sat before giving up — nearly all simply priced too high
Not every listing sells — and in Terra Vista this cycle, more than 1 in 3 didn’t. Overpricing here doesn’t just slow a sale, it routinely kills it, and a long or failed market history invites a harder negotiation on the next try.
Long-run perspective: value per square foot is up about 15.4% since 2021 but 17.4% off the 2024 peak. Priced to today’s market — not to 2024 — your home has real equity and the data on its side.
Questions about this report?
Ask the Terra Vista Home Team. We answer within one business day. Rather talk? Call or text (833) 843-8848.