Terra Vista Home Team · Monthly Market Report

Terra Vista Market Report — October 13, 2026

Meeting: Tuesday, October 13, 2026 · 2:00 PM ET · Managing Broker: Mark Casper
MLS data: TVHT_Stats_2026-10-13.csv · prior period: TVHT_Stats_2026-09-08.csv · built Tuesday, October 13, 2026 — 1:55 PM

Headline for this meeting. On closed business we are still tied with Real Trust at 24 sides apiece, and we still lead on dollars — $10,837,800 to $10,502,900. Add the pipeline and they lead by one side, 29 to 28 — down from 28 to 24 at the September 8 report. We closed 3 sides of that gap in five weeks. What is left is listings: they hold 23 list sides to our 12 and 10 active listings to our 6. The buyer side is ours, 16 to 6. The listing side decides the rest of the year.

1 · The scoreboard, Terra Vista 2026

24–24

Closed sides, us vs Real Trust

$10,837,800

Our closed side volume — #1 in the community

28–29

Closed + pending sides, us vs Real Trust

6–10

Active listings, us vs Real Trust

2 · What moved since the September 8 report

Closings in five weeks ($10,571,150)

Sides ours — 1 listing, 1 buyer

Sides Real Trust

New listings came on — 2 Real Trust, 0 ours

Our closings since September 8: 1640 N Jimmie Foxx Path (Kirsten Elling listing, $679,500), 1683 N Shadowview Path (Russell Barber buyer, $345,000). Our pipeline went from 2 sides to 4: 1469 N Whisperwood Drive (Luci Suarez listing, $825,000); 286 W Redsox Path (Lori Flagg buyer, $597,000); 1328 W Diamond Shore Loop (Rachel Mysliborski buyer, $525,000); 1821 N Gibson Point (Lori Flagg buyer, $369,900).

Real Trust's five weeks: 4 closed sides and 2 new listings (George Sleeman, William Decker). Their active count went from 11 to 10; ours went from 7 to 6. 6 new listings came on in Terra Vista since September 8 and 0 of them are ours.

3 · Our inventory, honestly

We hold 6 of 38 active listings (15.8%). 5 of the 6 are past 100 cumulative days (963 W Skyview Crossing Drive at 400, 1349 W Quentin Lane at 246, 929 W Silver Meadow Loop at 132, 1096 W Diamond Shore Loop at 131, 653 W Doerr Path at 114) — those are price conversations, not marketing conversations. The Pricing tab shows what a 200-day listing gives back when it finally sells.

4 · Asks in the room

Every listing conversation you have open inside the gates — the gap to first place is one side, and it is a listing side.
Every bounce-back you have not reported — the referral log on the Hub is where it goes.

Background for the 25% conversation from August 11 is still at the full 25% report.

Active listings, market−7

Ours−1

Real Trust−1

$2,669,200

Our list volume

Share of active inventory

Others

13 · 34.2%

Real Trust Realty

10 · 26.3%

TVHT / BHHS FSP

6 · 15.8%

Sellstate

5 · 13.2%

RE/MAX Foxfire

4 · 10.5%

Every active listing in Terra Vista

Address	List agent	Price	Original	CDOM
877 N Hunt Club Drive	David Collins	$649,900	$719,900	934
963 W Skyview Crossing Drive	Luci Suarez	$299,900	$324,900	400
1500 W Alton Bay Place	Angela Rose	$995,900	$1,049,000	350
1650 W Laurel Glen Path	Thomas Dishman	$410,000	$450,000	328
1349 N Hunt Club Drive	George Sleeman	$498,000	$498,000	304
1349 W Quentin Lane	Luci Suarez	$624,500	$650,000	246
1861 N Eagle Chase Drive	Paula Fuhst	$675,000	$675,000	231
2210 N Peakview Loop	Dawn Theroux	$1,308,625	$1,450,000	179
2371 N Peakview Loop	Paula Fuhst	$949,000	$990,000	165
983 W Skyview Landings Drive	George Sleeman	$407,000	$409,000	159
584 W Johnny Pesky Court	James McCoy Jr	$1,399,000	$1,399,000	158
1969 N Yawkey Point	Ruth Squires	$949,000	$999,900	152
842 W Silver Meadow Loop	Amy Meek	$350,000	$350,000	152
929 W Silver Meadow Loop	Luci Suarez	$345,000	$345,000	132
1096 W Diamond Shore Loop	Russell Barber	$425,000	$438,500	131
1038 W Rollingwood Court	Maria Fleming	$510,000	$549,900	123
1884 N Ravenwood Point	Monica Saldarriaga	$679,900	$679,900	115
653 W Doerr Path	Kirsten Elling	$324,900	$324,900	114
984 W Silver Meadow Loop	Vanesa Douglas	$279,000	$279,000	92
907 N Hunt Club Drive	Karis Geistfeld	$660,000	$686,000	75
1575 N Eagle Ridge Path	Paula Fuhst	$1,200,000	$1,200,000	74
255 W Redsox Path	David Cook	$599,000	$569,000	72
1800 N Rose Hue Path	Russell Barber	$649,900	$649,900	68
2257 N Hickory Glen Point	Amy Messer	$899,000	$899,000	68
1677 W Laurel Glen Path	George Sleeman	$420,000	$420,000	58
836 W Silver Meadow Loop	William Decker	$266,000	$266,000	46
1041 W Beagle Run Loop	Susan Pardo PA	$694,900	$694,900	45
1720 W Laurel Glen Path	Susan Pardo PA	$349,900	$359,000	45
1220 W Skyview Landings Drive	Karis Geistfeld	$795,000	$795,000	43
1910 N Eagle Chase Drive	Cynthia Strait	$550,000	$580,000	39
1118 N Hunt Club Drive	Karis Geistfeld	$929,000	$929,000	38
779 W Mays Path	George Sleeman	$569,000	$569,000	37
2320 N Hickory Glen Point	George Sleeman	$990,000	$990,000	22
512 W Doerr Path	Paula Fuhst	$450,000	$450,000	21
1165 W Pointer Loop	Karis Geistfeld	$949,000	$949,000	20
1783 N Musial Point	Katie Hensley	$499,900	$499,900	15
1626 N Lake Marie Terrace	William Decker	$699,900	$699,900	11
2253 N Peakview Loop	Dawn Theroux	$979,000	$979,000	0

Gold rows are ours · pink rows are Real Trust · CDOM flag: green <30, amber 30–99, red 100+. Changes in the tiles are against the September 8 pull.

Pending transactions

Our pending sides+2

$2,316,900

Our pipeline value

Real Trust pending sides

Pending sides by firm

Firm	List	Buyer	Sides	Side volume	Share
Others	2	5	7	$3,478,900	38.9%
Real Trust Realty	4	1	5	$3,499,000	27.8%
TVHT / BHHS FSP	1	3	4	$2,316,900	22.2%
RE/MAX Foxfire	2	0	2	$1,149,000	11.1%

Our pending

Address	List	Buyer	Price	Side
1469 N Whisperwood Drive	Luci Suarez	Shelli Ferrell Harty	$825,000	list
286 W Redsox Path	Roni Sayer	Lori Flagg	$597,000	buy
1328 W Diamond Shore Loop	Paula Fuhst	Rachel Mysliborski	$525,000	buy
1821 N Gibson Point	Becky Norman	Lori Flagg	$369,900	buy

Real Trust pending — watch list

Address	List	Buyer	Price	Side
1283 N Rockwood Point	Susan Banden	Susan Banden	$899,000	list+buy ⚑
1426 W Crossview Way	Maria Fleming	Pamela Pareja	$615,000	list
286 W Redsox Path	Roni Sayer	Lori Flagg	$597,000	list
1901 N Gibson Point	Susan Banden	Diana Dodd	$489,000	list

286 W Redsox Path appears on both lists — their listing, Lori's buyer, under contract since August 3.

Closed transactions

Our closed sides+2

$10,837,800

Our side volume

13.2%

Our market share

Closed sides by firm

Others

100 · 54.9%

TVHT / BHHS FSP

24 · 13.2%

Real Trust Realty

24 · 13.2%

RE/MAX Foxfire

12 · 6.6%

BHHS South

8 · 4.4%

RE/MAX Champions

8 · 4.4%

Sellstate

6 · 3.3%

Firm	List	Buyer	Sides	Side volume	Share
Others	40	60	100	$50,435,710	54.9%
TVHT / BHHS FSP	11	13	24	$10,837,800	13.2%
Real Trust Realty	19	5	24	$10,502,900	13.2%
RE/MAX Foxfire	9	3	12	$5,735,000	6.6%
BHHS South	4	4	8	$3,989,860	4.4%
RE/MAX Champions	3	5	8	$4,428,000	4.4%
Sellstate	5	1	6	$3,982,750	3.3%
TOTAL	91	91	182	$89,912,020	100.0%

Our closed transactions

Address	List	Buyer	Price	Side
1083 W Pointer Loop	Rachel Mysliborski	Deanna Hance	$899,000	list
1462 N Ridge Meadow Path	Rachel Mysliborski	Rachel Mysliborski	$775,000	list+buy ⚑
1640 N Jimmie Foxx Path	Kirsten Elling	Melissa Roberts	$679,500	list
2132 N Buttonwood Loop	William "Bill" Decker	Luci Suarez	$575,000	buy
107 W Mickey Mantle Path	Luci Suarez	Kirsten Elling	$500,000	list+buy ⚑
1542 N Ridge Meadow Path	Kirsten Elling	SuncoastTampa Member	$474,000	list
997 W Skyview Landings Drive	Susan Banden	Russell Barber	$470,000	buy
1095 W Skyview Landings Drive	Carl Manucci	Luci Suarez	$460,000	buy
361 W Greenberg Court	Carl Manucci	Kirsten Elling	$425,000	buy
1685 N Bogey Point	Katie Spires	Lori Flagg	$412,500	buy
1556 N McCovey Point	Susan Pardo PA	Lori Flagg	$400,000	buy
418 W Doerr Path	Kenneth Brant II	Kirsten Elling	$375,000	buy
1675 N Shadowview Path	Naya Austin	Jill Miller	$367,900	list
1683 N Shadowview Path	Robert Ash	Russell Barber	$345,000	buy
335 W Doerr Path	Carl Ramm	Luci Suarez	$335,000	buy
2025 N Gibson Point	Luci Suarez	Luci Suarez	$315,000	list+buy ⚑
165 W Doerr Path	Luci Suarez	Lake Sumter Member	$295,000	list
1299 W Skyview Crossing Drive	Luci Suarez	Jonathan Kennedy	$295,000	list
1056 W Beagle Run Loop	Carl Manucci	Rachel Mysliborski	$295,000	buy
855 W Skyview Crossing Drive	Luci Suarez	Carol Case	$289,900	list
1312 W Skyview Crossing Drive	Kirsten Elling	Barbara Whitehead	$265,000	list

Green rows are both-sides captures — those count as two sides and twice the volume credit.

Our rank

Our sides +4

Sides behind Real Trust

List sides behind

Firm leaderboard — closed + pending

Firm	List	Buyer	Sides	Side volume	Share
Others	42	65	107	$53,914,610	53.5%
Real Trust Realty	23	6	29	$14,001,900	14.5%
TVHT / BHHS FSP	12	16	28	$13,154,700	14.0%
RE/MAX Foxfire	11	3	14	$6,884,000	7.0%
BHHS South	4	4	8	$3,989,860	4.0%
RE/MAX Champions	3	5	8	$4,428,000	4.0%
Sellstate	5	1	6	$3,982,750	3.0%
TOTAL	100	100	200	$100,355,820	100.0%

The three-group ecosystem

Every side in Terra Vista belongs to one of three groups. This is the number that explains the market better than any firm row: the brain drain controls 39.5% of Terra Vista sides — people who learned this community inside our building or the developer's.

Group	List	Buyer	Sides	Side volume	Share
Group 1 — Us (BHHS FSP / TVHT)	12	16	28	$13,154,700	14.0%
Group 2 — Citrus Hills alumni (brain drain)	54	25	79	$40,034,710	39.5%
Group 3 — True outsiders (influence drain)	34	59	93	$47,166,410	46.5%
TOTAL	100	100	200	$100,355,820	100.0%

Alumni firms tracked as whole offices: BHHS South (Spring Hill), RE/MAX Champions, RE/MAX Foxfire, Real Trust Realty, Sellstate. Individual alumni are classified as alumni regardless of office code.

→ The read

Our buyer-side game is the best in the community and it cannot carry us alone. Listings are the scoreboard, the inventory, and the referral engine — and we are taking 12 of 100 of them.

#	Agent	Firm	Group	Sides	Side volume
1	Paula Fuhst	RE/MAX Foxfire	Alumni	13	$6,359,000
2	Luci Suarez	TVHT / BHHS FSP	Us	10	$4,204,900
3	Carl Manucci	Real Trust Realty	Alumni	8	$3,531,900
4	Krystel Ellingham	Others	Outsider	7	$5,260,000
5	Susan Banden	Real Trust Realty	Alumni	7	$4,066,000
6	Kimberly Roberts	BHHS South	Alumni	7	$3,665,860
7	Ocala Marion Member	Others	Outsider	6	$3,049,000
8	Kirsten Elling	TVHT / BHHS FSP	Us	6	$2,718,500
9	Rachel Mysliborski	TVHT / BHHS FSP	Us	5	$3,269,000
10	Daniel Ford	Others	Alumni	5	$2,879,300
11	Kendra Ford	Others	Alumni	5	$2,388,900
12	Karis Geistfeld	Sellstate	Alumni	4	$2,638,750
13	SuncoastTampa Member	Others	Outsider	4	$2,559,000
14	Maria Fleming	Real Trust Realty	Alumni	4	$2,155,000
15	Mazin Shehayeb	RE/MAX Champions	Alumni	4	$1,827,000

36.8%

Of listings never sell

9 of 91

Sold at original ask

24 of 38

Actives never reduced

230

Avg days before failing

What's working — speed and price move together

Time on market	Sales	Avg cut from original	Median cut	Avg sale price
Sold in 0–29 days	20	2.95%	2.37%	$548,718
30–59 days	16	4.37%	3.42%	$514,906
60–99 days	8	6.94%	5.35%	$538,062
100–199 days	21	10.08%	9.98%	$491,162
200+ days	26	14.63%	13.22%	$427,856

There is no exception to this table. Every step slower on the market costs more off the price. A home that sold inside 45 days gave up 3.30% of its original number. A home that took 150 days or more gave up 12.79%. The slow ones did not get a better price for waiting — they got a worse one, and waited to get it.

What's not working — the listings that failed

5.53%

Cut they made before quitting

8.53%

Cut a SOLD home made

Never cut at all (25%)

+12.8%

Asked $235.15/sqft vs $208.38 paid

The listings that failed cut their price less than the listings that sold. They did not fail because the market rejected a fair number — they never got to a fair number. They sat 230 days on average asking 12.8% more per square foot than buyers were actually paying, and 13 of the 53 never moved the price a single dollar.

How badly overpriced? Ask the houses that failed and then came back

Address	First asked	Gave up at	What it really took	Gap	%	Now
2257 N Hickory Glen Point	$1,299,900	$925,000	$899,000	$400,900	30.8%	active
1500 W Alton Bay Place	$1,399,000	$1,199,000	$995,900	$403,100	28.8%	active
1543 N Killebrew Point	$548,888	$524,444	$415,360	$133,528	24.3%	sold
1999 N Buckmeadow Loop	$1,348,000	$1,249,000	$1,035,000	$313,000	23.2%	sold
1821 N Gibson Point	$475,000	$425,000	$369,900	$105,100	22.1%	pending
1312 W Skyview Crossing Drive	$337,500	$310,000	$265,000	$72,500	21.5%	sold
1763 W Twilight Lane	$630,000	$549,000	$510,000	$120,000	19.0%	sold
1027 W Skyview Crossing Drive	$319,900	$314,900	$260,000	$59,900	18.7%	sold
915 N Hunt Club Drive	$670,000	$548,900	$548,900	$121,100	18.1%	sold
1416 N Ridge Meadow Path	$1,200,000	$1,150,000	$1,025,000	$175,000	14.6%	sold
263 W Doerr Path	$399,900	$380,000	$342,500	$57,400	14.4%	sold
107 W Mickey Mantle Path	$579,000	$524,900	$500,000	$79,000	13.6%	sold
2030 N Bush Hill Loop	$599,500	$559,900	$525,000	$74,500	12.4%	sold
1750 W Westford Path	$725,000	$725,000	$640,000	$85,000	11.7%	sold
1416 N Eagle Ridge Path	$849,000	$829,000	$780,000	$69,000	8.1%	sold
1349 N Hunt Club Drive	$540,000	$498,000	$498,000	$42,000	7.8%	active

The average seller who started too high gave back $144,439.25 of asking price and burned 291 days to find out what the house was worth. The market did not change its mind over those days. The price found the market. "What it really took" is the closing price where it sold and the current asking price where it is still live, so the live ones can still get worse.

Is what's on the market right now priced like the winners?

No. 24 of the 38 listings (63.2%) have never taken a single reduction, and 18 are already past 100 days. 7 are both. The market is asking a median of $234.23 per square foot and paying $208.38.

Our listings, honestly

Address	Agent	Price	CDOM	Cut so far	$/sqft
963 W Skyview Crossing Drive	Luci Suarez	$299,900	400	7.7%	$172.36
1349 W Quentin Lane	Luci Suarez	$624,500	246	3.9%	$311.78
929 W Silver Meadow Loop	Luci Suarez	$345,000	132	0.0%	$196.36
1096 W Diamond Shore Loop	Russell Barber	$425,000	131	3.1%	$246.52
653 W Doerr Path	Kirsten Elling	$324,900	114	0.0%	$151.40
1800 N Rose Hue Path	Russell Barber	$649,900	68	0.0%	$325.60

The red rows are the conversation. Every house in the failure table above started exactly where a never-reduced 180-day listing sits today.

Highest original list prices that failed to sell

Address	List agent	Last price	Original	CDOM	St
1500 W Alton Bay Place	Luci Suarez	$1,199,000	$1,399,000	211	X
1999 N Buckmeadow Loop	William Decker	$1,249,000	$1,348,000	152	W
2308 N Peakview Loop	Shields Gay V	$1,199,999	$1,325,000	274	X
2257 N Hickory Glen Point	Amy Messer	$925,000	$1,299,900	475	X
1416 N Ridge Meadow Path	Krystel Ellingham	$1,150,000	$1,200,000	118	W
2180 N Buckmeadow Loop	Kim DeVane	$895,000	$935,000	19	X
785 N Hunt Club Drive	Kirsten Elling	$759,900	$915,000	536	X
161 W Redsox Path	Cheyenne Watson	$839,900	$849,900	186	X
1362 N Whisperwood Drive	Carl Manucci	$849,900	$849,900	125	X
1416 N Eagle Ridge Path	Luci Suarez	$829,000	$849,000	228	X
886 N Hunt Club Drive	Paula Fuhst	$749,000	$775,000	179	W
1323 N WHISPERWOOD Drive	Susan Banden	$718,000	$729,000	238	X
1428 N Ridge Meadow Path	Kirsten Elling	$725,000	$725,000	239	X
1750 W Westford Path	Rhonda Gailey	$725,000	$725,000	9	W
1036 W Lake Valley Court	Robert Schroeder III	$689,000	$699,000	106	W
1861 N Eagle Chase Drive	Robert Ash	$675,000	$675,000	115	X
1139 N Hunt Club Drive	Lisa VanDeBoe	$675,000	$675,000	4	X
1355 W Greenmeadow Path	Kerin Ivory	$675,000	$675,000	177	W
915 N Hunt Club Drive	Kendra Ford	$548,900	$670,000	465	X
760 N Hunt Club Drive	Andrea Cincotta	$640,000	$665,900	334	W
1763 W Twilight Lane	Paula Fuhst	$549,000	$630,000	76	W
1147 W Pointe Vista Path	Marcia Kasper	$499,000	$605,000	301	X
2030 N Bush Hill Loop	Karis K Geistfeld	$559,900	$599,500	198	X
107 W Mickey Mantle Path	Luci Suarez	$524,900	$579,000	354	X
1543 N Killebrew Point	Roni Sayer	$524,444	$548,888	344	X
1349 N Hunt Club Drive	George L'Heureux	$498,000	$540,000	168	W
1802 N Musial Point	Michele Murphy	$493,000	$524,900	336	X
467 W Mickey Mantle Path	William Decker	$494,900	$510,000	16	X
1771 W Laurel Glen Path	Susan Elliott	$485,000	$500,000	67	W
84 W Doerr Path	Steven Koleno	$489,900	$489,900	23	W

St: X = expired · W = withdrawn. Showing the 30 highest original list prices. Gold rows are ours. This is also the best listing-lead list in the report.