The story of this market
The typical home in Live Oak, Florida sells for about $188,000, or $151 per square foot.
Prices are down 2.6% from a year ago, which gives buyers more room to negotiate. Homes take about 70 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $903 a month.
Monthly price momentum
Home values since 2015
+1%
FL · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Live Oak, Florida
The Live Oak housing market is currently characterized by moderate competition and limited inventory, with a median sale price of $188,000. Prices have seen a slight year-over-year decline, reflecting a stable but cautious market environment. Demand is driven by the city's affordability relative to national averages and its role as a regional hub in Suwannee County.
No ARED county foreclosure postings attributed to Live Oak yet — the verified ledger covers every county the foreclosure ingest has read, attributed by published city area. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Deterministic aggregate of 2 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Median prices moved up 3.7% year over year.
Homes spend a median of 81 days on market with 1.2 months of supply — a fast-moving market.
23% of listings have cut prices · homes sell at 98.47% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 6.0% · poverty 16.3% — a stable, low-distress profile.
The amenity base that shapes daily life and property demand in this city — what residents actually live with, and what the pipeline is adding.
A major regional park offering hiking, fishing, and boating along the Suwannee River, serving as a primary outdoor attraction for residents.
Renowned for its extensive underwater cave systems and swimming areas, this park is a significant destination for divers and nature enthusiasts.
The historic center of the city, featuring local businesses, dining options, and community gathering spaces that define the city's character.
Live Oak is well-suited for families and individuals seeking a lower cost of living in a rural, small-town environment. It appeals to those who value proximity to natural outdoor recreation and a slower pace of life compared to Florida's larger metropolitan areas.
Public schools in Live Oak are managed by the Suwannee County School District, which serves the broader county area. Educational quality is generally characterized by rural district standards with varying performance metrics across individual campuses.
The city is strategically located at the intersection of U.S. Highway 90, U.S. Highway 129, and Interstate 10, facilitating regional connectivity. Commute times are generally short, reflecting the city's compact size and rural setting.
Live Oak offers access to significant natural amenities including Suwannee River State Park and Wes Skiles Peacock Springs State Park, which are popular for outdoor recreation. The downtown area serves as a local hub for community activities and historic interest.
The rental market is characterized by a mix of private housing and public housing managed by the local housing authority. Vacancy rates remain moderate, and rent levels are generally lower than the national average, reflecting the local cost of living.
The economy is anchored by government services, agriculture, and regional trade, benefiting from its location as a county seat. Momentum is tied to local industrial development and the stability of the regional agricultural sector.
Economic momentum is driven by its role as the Suwannee County seat and its position at the intersection of major transit corridors like I-10 and US-90. Development is focused on local industrial expansion and regional service-sector growth.
Development planning is primarily focused on industrial growth and infrastructure improvements to support the local population and business base.
Parcels are subject to Suwannee County taxing jurisdictions, including school and municipal districts.
Live Oak faces a moderate risk of flooding, with approximately 591 properties identified as having potential exposure. Residents should account for standard Florida wind and storm insurance considerations typical of the region.
Property insurance in the area is influenced by regional flood and wind risk profiles, with premiums reflecting the moderate hazard exposure.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Florida) — Statewide Uniform Property Tax Lien Priority & Tax Deed Sale Enforcement: Unpaid real ad valorem and non-ad valorem taxes become a first-priority sovereign lien on January 1 of the tax year, superior to all mortgages and private liens. If unpaid by April 1 following the tax year, tax certificates are sold via competitive bidding under § 197.432. State (Florida) — Community Development District (CDD) Special Assessment & Financing Lien Mandate: Binds the parcel to non-ad valorem assessments levied directly by the CDD board to fund infrastructure bonds (capital assessments) and operations/maintenance (O&M assessments). State (Florida) — Florida Constitutional Homestead Exemption & Save Our Homes (SOH) Assessment Cap: Reduces taxable value by up to $50,000: base $25,000 exemption applies to all taxing authorities (including school districts); second $25,000 exemption applies to assessed value between $50,000 and $75,000 for non-school millage. State (Florida) — Florida Ad Valorem Real Property Assessment & Tax Mechanics: Parcels are assessed annually at 100% just value (market value) as of January 1 by county property appraisers. Tax formula: Tax Bill = (Taxable Value / 1,000) * Total Levied Millage Rate. Assessed Value = Just Value - Assessment Limitations.
Researched annual trajectory for this city, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 4.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Data retrieved from Census Bureau and Florida Demographics reports.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment. Source: NCES EDGE public school locations 2023-24.