Ox Bottom Manor Homes For Sale & Neighborhood Guide

About Ox Bottom Manor

Ox Bottom Manor is one of the larger established residential communities in Northeast Tallahassee. Development began in 1989, and most construction was completed by the early 2000s, although a limited number of homes have been built later. The neighborhood contains hundreds of detached single-family homes, mature landscaping, sidewalks, and larger homesites, creating a different physical character from newer high-density developments.

Home size and design vary substantially. Buyers may encounter traditional brick and stucco exteriors, one-story and two-story plans, large garages, formal and informal living spaces, home offices, pools, substantial outdoor living areas, and renovations completed at very different times. This variety makes effective age and condition especially important when comparing two homes that may have similar original construction dates.

Location And Everyday Access

Ox Bottom Manor is in Northeast Tallahassee in ZIP code 32312, near Ox Bottom Road and North Meridian Road. Thomasville Road and the Bannerman Road corridor connect the neighborhood with shopping, dining, medical services, schools, professional offices, and other parts of the city. Buyers can compare the larger area through the Northeast Tallahassee home search and the 32312 home search.

Location within the neighborhood still matters. A property near an entrance, school route, connecting street, or community edge can have a different traffic pattern and level of activity from a home on a quieter interior street or cul-de-sac. Buyers should evaluate the routes they expect to use, nearby road activity, lighting, privacy, and the immediate setting instead of treating every Ox Bottom Manor address as the same location.

Homes, Lots, And Physical Character

Ox Bottom Manor homes commonly range from approximately 1,800 square feet to more than 5,000 square feet. Many homes were built during the 1990s, so renovation history and major-system updates can materially change the ownership profile. Roof age, HVAC equipment, windows, plumbing, electrical components, kitchens, bathrooms, flooring, insulation, and exterior work should be evaluated individually rather than inferred from the neighborhood name.

Swimming pools are common enough to be an important comparison factor. A pool can add recreation and outdoor-living value for the right buyer while also adding maintenance, equipment, insurance, and repair considerations. Joe Manausa’s analysis of how swimming pools affect home values explains why pool value depends on buyer demand and the complete property rather than a fixed dollar adjustment. Buyers who specifically want this feature can also compare Tallahassee homes with swimming pools.

Lots deserve the same attention. Many properties sit on larger homesites with mature trees and established landscaping, but drainage, privacy, tree condition, slope, driveway design, sunlight, fencing, outdoor structures, and pool placement can vary. When inspection, repair, landscaping, pool, or renovation questions require specialized help, the team’s Tallahassee home-service provider resources can help owners identify local companies to interview.

Ox Bottom Manor HOA, Covenants, And Ownership Considerations

Ox Bottom Manor is governed by the Ox Bottom Manor Community Association. The association maintains common interests, administers community standards, and provides architectural-control and enforcement processes. For 2026, the association adopted an annual assessment of $200 per property. Buyers should verify the property’s account status and review current association documents during the transaction.

The association publishes declarations, protective covenants, amendments, bylaws, enforcement policies, architectural-control procedures, and forms for exterior alterations. Review the official association documents before making plans for exterior construction, fencing, pools, landscaping changes, additions, roofing, or other work that may require approval. The exact recorded documents tied to the property should control when a unit or phase has separate provisions.

Ox Bottom Manor has no Community Development District. Buyers should still include the HOA assessment, property taxes, homeowners insurance, utilities, maintenance, pool costs where applicable, and future capital repairs in the ownership budget. The Tallahassee mortgage calculator can estimate principal and interest, while the home affordability calculator can help frame a broader purchase budget.

City of Tallahassee utility service is available in the neighborhood, but the exact services and connections should be confirmed for the individual property. Buyers should also review survey information, drainage, easements, permits, insurance considerations, and any association approval history that may affect additions or exterior improvements.

Ox Bottom Manor Schools

Ox Bottom Manor is commonly assigned to Hawks Rise Elementary School, Deerlake Middle School, and Lawton Chiles High School. Because school attendance boundaries can change, buyers should verify the exact property address before relying on a listing, neighborhood description, or prior assignment.

• Elementary School: Hawks Rise Elementary School.
• Middle School: Deerlake Middle School.
• High School: Lawton Chiles High School.

Before making a housing decision based on schools, enter the complete property address into the official Leon County Schools address lookup and confirm all three assignments.

Ox Bottom Manor Market Snapshot

Ox Bottom Manor market data is most useful when price, value, size, and individual sales are read together. Homes differ substantially in square footage, renovation quality, pool features, lot characteristics, architectural detail, garage capacity, and major-system condition. Changes in the mix of properties sold can therefore move a neighborhood average even when closely comparable homes behave differently.

Ox Bottom Manor Home Prices

The price chart tracks average sale price together with the number of closed sales. Average price shows the broad amount buyers spent across the homes sold in each period, but it is sensitive to the mix of properties. A period with more large, renovated, pool-equipped, or otherwise premium homes can raise the average without proving that every Ox Bottom Manor home changed value by the same percentage.

That distinction is especially important in a neighborhood with a wide home-size range. Joe Manausa’s explanation of the difference between average home price and home value provides useful context for reading this chart without treating the neighborhood average as a direct appraisal of one property.

Ox Bottom Manor Home Values

The value chart is intended to provide another long-term perspective on how buyers have valued homes over time. Property-level value still depends on the closest competitive evidence. Condition, effective age, renovations, pool features, lot setting, garage configuration, floor-plan utility, and major systems can cause otherwise similar homes to attract different offers.

Use the value series as context, then return to recent comparable sales and current listings. The goal is to identify homes that appeal to the same likely buyer rather than assume that one community-wide measure applies equally to every property.

Ox Bottom Manor Home Sizes

The size chart helps explain why average sale prices can move when the composition of sales changes. Ox Bottom Manor includes homes from roughly 1,800 square feet to more than 5,000 square feet, so a period with more large-home sales can produce a higher average price even when the underlying value trend for a typical property changes less.

Size should therefore be treated as one comparison filter. A larger home with dated systems or an inefficient floor plan can compete differently from a smaller renovated property with a pool, updated major systems, and a more desirable lot.

Ox Bottom Manor Home Sales

The recent-sales table provides the property-level evidence behind the broader charts. Give the most weight to sales that resemble the subject home in size, construction era, effective age, condition, renovation quality, pool features, lot characteristics, garage capacity, and timing. A sale inside the same neighborhood can still be a weak comparable if the homes compete for different buyers.

For time-specific commentary on supply, demand, pricing, and recent market direction, use the verified Ox Bottom Manor market report archive. This permanent guide keeps the authored market discussion evergreen while the charts and sales table provide updated transaction evidence.

Move From Neighborhood Data To The Specific Home

No single chart or sale determines the value of an Ox Bottom Manor property. The strongest analysis narrows the comparison to homes that compete for the same buyers, then accounts for condition, effective age, pool features, lot utility, renovations, major systems, and current alternatives. Readers who want broader housing analysis can also follow the team’s Tallahassee real estate market updates.

Buying A Home In Ox Bottom Manor

Compare The Right Homes

Ox Bottom Manor buyers should compare more than price and square footage. A renovated 2,500-square-foot home with newer systems and a pool may compete differently from a similar-sized property with older finishes and substantial deferred maintenance. Lot setting, garage capacity, floor-plan utility, outdoor living, privacy, and the quality of previous improvements can also affect buyer response.

Start with recent sales and active listings that resemble the property in the characteristics buyers are most likely to notice. The broader neighborhood average is useful context, but the decision should be grounded in the competitive segment that matches the individual home.

Review Condition, Renovations, And Disclosures

Many Ox Bottom Manor homes are old enough that major systems may have been replaced, repaired, or modified more than once. Review the roof, HVAC equipment, windows, plumbing, electrical components, water heaters, appliances, pool equipment where applicable, drainage, irrigation, and prior renovations. Ask for available permits, invoices, warranties, and maintenance records when they help establish what work was completed.

The seller’s disclosure can provide important history before the inspection period. Joe Manausa’s guide to using the seller’s property disclosure when buying a home explains why known repairs, prior conditions, and material property information belong in a buyer’s due-diligence process.

Review The HOA Before Planning Changes

Read the current association documents before making a purchase decision that depends on a future exterior change. Fences, pools, additions, roofing, landscaping, exterior materials, and other improvements can be subject to architectural-control requirements. A project that appears physically possible on the lot may still require association approval.

Buyers can begin with the team’s Tallahassee home-buying resources and use the Home Finder to organize the size, location, pool, lot, condition, and price range that fit their priorities.

Selling A Home In Ox Bottom Manor

Price Against The Real Competition

An Ox Bottom Manor seller should not price from a neighborhood-wide average alone. The strongest comparable sales usually match the subject property in size, age, effective age, condition, renovation quality, pool features, lot characteristics, garage capacity, and overall buyer appeal. Active listings matter because they represent the alternatives buyers can choose at the same time.

For a property-specific starting point, sellers can request a Tallahassee home-value review. The goal is to identify the true competitive set first and then position the property within it rather than applying a community-wide multiplier.

Inspect, Repair, And Document Before Launch

Larger established homes can contain more systems and more maintenance history. Roofs, HVAC equipment, windows, plumbing, electrical components, pools, drainage, irrigation, exterior materials, and prior renovations can all become part of a buyer’s inspection and negotiation. Joe Manausa’s home-inspection guidance for sellers explains why identifying important issues before a buyer’s inspection can help a seller plan repairs, pricing, and documentation.

Organize available records for roof work, HVAC replacement, windows, plumbing or electrical work, pool equipment, drainage improvements, renovations, permits, warranties, and association approvals. Clear documentation can help buyers understand which components have been addressed and which remain part of the home’s future ownership profile.

Market The Features Buyers Can See And Verify

Ox Bottom Manor homes can compete on substantial lots, mature landscaping, pools, outdoor living areas, renovated kitchens and bathrooms, flexible floor plans, garages, home-office space, updated major systems, and interior-street locations. Marketing should show those advantages accurately and make the property’s condition and improvements easy to compare with competing homes.

A coordinated launch should connect pricing, preparation, photography, property-specific content, and buyer exposure. Review the team’s real estate marketing plan and digital home-selling approach for the broader strategy, or use the Tallahassee seller resources to plan the next step.

Where is the Tallahassee market headed?

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Nearby Neighborhoods

Buyers comparing Ox Bottom Manor can also explore other Northeast Tallahassee communities with different housing ages, lot patterns, amenities, association structures, and ownership costs.

• Summerbrooke
• Ox Bottom Crest
• Killearn Lakes
• Golden Eagle Plantation
• Killearn Acres
• Killearn Estates
• Bobbin Neighborhoods
• Buckhead
• Bull Run
• Centerville Conservation

Ox Bottom Manor FAQs

Does Ox Bottom Manor Have An HOA?

Yes. Ox Bottom Manor is governed by the Ox Bottom Manor Community Association. The association adopted a 2026 annual assessment of $200 per property and publishes community covenants, architectural-control procedures, enforcement policies, and other governing documents.

Does Ox Bottom Manor Have A CDD?

No. Ox Bottom Manor does not have a Community Development District.

What Types Of Homes Are In Ox Bottom Manor?

Ox Bottom Manor contains detached single-family homes in a wide range of sizes, floor plans, renovation levels, and architectural styles. Homes commonly range from approximately 1,800 square feet to more than 5,000 square feet, and many properties occupy larger homesites around one-half acre.

Are Swimming Pools Common In Ox Bottom Manor?

Pool homes are a meaningful part of the neighborhood’s housing mix. Buyers should evaluate the pool’s condition, equipment, maintenance history, insurance considerations, and relationship to the lot rather than assume that every pool adds the same amount of market value.

Which Schools Serve Ox Bottom Manor?

Ox Bottom Manor is commonly assigned to Hawks Rise Elementary School, Deerlake Middle School, and Lawton Chiles High School. Buyers should verify all three assignments for the exact property address through Leon County Schools before making a housing decision.

What Utilities Serve Ox Bottom Manor?

City of Tallahassee utility service is available in the neighborhood. Buyers should verify the exact services, current connections, and property-specific utility arrangements for the home being considered.

How Should An Ox Bottom Manor Home Be Valued?

Start with recent sales and current listings that closely match the property’s size, effective age, condition, renovations, pool features, lot characteristics, garage capacity, and major systems. Neighborhood-wide averages provide context but should not replace a property-specific comparison.

We Are Here To Help

If you are buying or selling in Ox Bottom Manor, the Joe Manausa Team at Xcellence Realty can help you compare current listings, relevant sales, HOA obligations, property condition, pool features, lot characteristics, and the details that matter to the transaction. Use the team’s buyer resources or seller resources to plan the next step.