BOSS Deal of the Week - Clermont Region, Week 5: 3,288 Sq Ft for $508,000 (and the 144-Day Question)

BOSS Deal of the Week · Clermont Region · Week 5

Every week I pull the MLS export for our area and look for the one number that doesn't add up. This week I pulled every active home between $500,000 and $560,000 in Clermont, Winter Garden, Minneola, Groveland, Windermere and Oakland. That's 149 homes. Ranked by price per square foot, one Clermont home came out first: more than 3,200 square feet, just over $500,000. It has also been on the market a long time, and that is the part worth understanding before anyone gets excited.

The graphic for this post is an illustration for visual purposes only. It is not a photo of the property.

Why this one caught my eye

Out of the 149 active homes in this week's data, this one has the lowest price per square foot: about $155, against a middle of about $240 for all 149 and about $227 for the Clermont homes. It is 3,288 square feet with four bedrooms and three baths, asking $508,000.

Space is the hard thing to find at this price. Only 18 of the 149 homes are over 3,000 square feet, and only 6 of those are in Clermont. Of those six, this one is the lowest priced.

Keep one thing in mind: that ranking is within this week's data, from list price and MLS-reported square footage. It isn't an appraisal, and it doesn't say what the home is worth. It says where to start asking questions.

The 144-day question

This home has been on the market for 144 days. When a home with these numbers sits that long, a good buyer's agent asks why. The honest answers could be any of these:

• The price started too high and the market has been correcting it.
• Condition: the roof, A/C, or other major systems on a 2006 home may be due, or have already been replaced.
• The layout, lot, or location isn't for everyone.
• Or the seller is simply waiting for the right buyer.

I don't know which one it is yet, and I won't pretend to. The upside of a long time on market is that buyers usually have more room to negotiate. The risk is that the reason matters. That is why the work comes before the offer.

Before you write an offer

A great number is where the work starts, not where it ends. Here's what I'd do first on a home like this:

• Find out the age of the roof and the A/C. This home was built in 2006. Ask for the replacement dates, permits and any warranties, and have your inspector confirm. If they are original, budget for them.
• Review the price history. A home that has been reduced tells you something about the seller. A home that hasn't tells you something else. I'll pull it with you.
• Get a full inspection. On a 3,300-square-foot home there is a lot to check: roof, A/C, plumbing, electrical, and the structure.
• Confirm your real monthly cost. Ask the association about any HOA or CDD fees before you rely on a number. Remember that property taxes reset when a home sells. Check the tax history with the Lake County Property Appraiser and budget on what you will pay, not what the current owner pays. If HOA and CDD are new to you, I wrote the plain-English guide: What Are HOA and CDD Fees in Clermont?
• Ask for the disclosures. The seller's property disclosure and any HOA documents should be in your hands before you're committed.

Want to learn how I find these? Here's the method, step by step: How I Find the Best Deal in Hundreds of Listings.

How the Deal of the Week works

Where do the numbers come from?
A weekly MLS export of active listings in the Clermont region. I rank by price per square foot, compare each home to homes like it, then check the listing details — sale type, price history, HOA and CDD, days on market, ownership type — before anything gets featured.

Is this your listing?
No. The Deal of the Week is always another brokerage's listing — I'm on the buyer's side. I feature it because it's the best value I can find that week, not because I'm selling it.

How do I get next week's deal first?
Text DEAL to 315-335-4622 and you're on the list.

Deal of the Week! This property is listed by another brokerage. Shared for informational purposes only. If you'd like more information, a private showing, or buyer representation, contact Troy Boss with Lifestyle International Realty. I am happy to help you purchase this property. Listing courtesy of [LISTING BROKERAGE - exact name from the MLS sheet]. Data from MLS 10/13/2026; subject to change. Price-per-square-foot figures are calculations from list price and MLS-reported square footage, not appraisals; HOA, CDD and tax figures should be confirmed with the association and the county; no value or outcome is guaranteed. Equal Housing Opportunity.

Don't gamble with your biggest investment.

Troy Boss, REALTOR®
LIFESTYLE International Realty · Clermont, FL
Call or text: 315-335-4622 · Serving Clermont · Groveland · Minneola · Winter Garden · Kissimmee · Orlando