Real Estate Investing in Leesburg, Florida (34788)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 34788 (Leesburg, FL)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 16.8% of homes vacant — above national norms.
- 1-year downturn: Values declined 3.8% in the last year.
What’s happening in Leesburg, FL (34788)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 34788 Leesburg
Not every below-median market is a bargain. Leesburg's 34788 ZIP reports signals that favor experienced operators who can absorb the risk $281K pricing implies.
The investment case in 34788 is sturdy only for operators who understand what they are buying. A $281K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In practical terms, 34788 offers a low basis, the region around Leesburg has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 34788 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 34788 is an operator game, not a passive one. Put differently, entry prices of $281K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Leesburg:
Property Strategy for 34788
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $199,166 | $1,710 | 6.2% | +7.5% | $99,583 |
| 3BR | $306,585 | $2,150 | 5.0% | +7.6% | $102,195 |
| 4BR | $372,266 | $2,540 | 4.9% | +7.6% | $93,066 |
| 5BR | $418,390 | — | — | — | $83,678 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 34788 Compare?
| Metric | 34788 | Leesburg | Orlando-Kissimmee-Sanford, FL | Florida |
|---|---|---|---|---|
| Home Value | $281,058 | $295,767 | N/A | $374,697 |
| 5-Year CAGR | 3.3% | 4.1% | N/A | 7.4% |
| Avg Rent | $2,001 | $1,684 | N/A | - |
| Cap Rate | 5.6% | 4.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 34788 (Leesburg, FL). Anonymous, moderated, never written by AI.
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Property managers serving Lake County
Manage rentals here? List your business →Towers Property Management provides community association management services to homeowners associations and condominium associations in Central Florida, including Orlando, Altamonte Springs, Oviedo, summary from their website
Gunn Property Services offers full-service Leesburg property management to owners and investors, helping find and apply for rental homes in Leesburg and The Villages. summary from their website
MOSAIC® provides property management services in Central Florida. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $281,058 |
| Monthly Rent | $2,001 |
| Price-to-Rent | 11.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.6% |
| Cap Rate | 5.6% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | -3.8% ▼ |
| 3-Year CAGR | -2.3% ▼ |
| 5-Year CAGR | +3.3% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.6%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 34788
Population: 21,867
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 34788
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,150 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Leesburg, FL?
The median home value in Leesburg, FL is roughly $281K. That puts it reasonable relative to the FL statewide average.
Is it easy to find good tenants in Leesburg, FL?
The renter base in Leesburg, FL is reasonable for the $2,001/mo price point. Screening well and pricing to market typically yields reliable tenants.
Do rentals sit vacant long in Leesburg, FL?
Expect elevated vacancy in Leesburg, FL. Rents at $2,001/mo are absorbed by the tenant base without meaningful lag.
Is Leesburg, FL good for landlords?
For rental operators, Leesburg, FL rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What are rental rates like in Leesburg, FL?
Rental rates in Leesburg, FL average $2,001/mo. Tenant demand and $281K home values make the yield look reasonable by investor standards.
You know 34788 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 34788 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 34788 ranks in Orlando-Kissimmee-Sanford, FL
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