Neighborhood · Wesley Chapel, Florida
Angus Valley
Room to breathe on Wesley Chapel's quieter side
5
Homes for sale
$270,000
Median list price
$194
Avg price / sqft
26
Median days on market
Angus Valley is the kind of Wesley Chapel pocket where lots are generous and the pace is easy — a low-key alternative to the master-planned rhythm of Seven Oaks or the lagoon buzz over at Epperson. You get space and privacy while staying close to everything that has made Wesley Chapel homes for sale so sought-after, from shopping corridors to the I-75 commute.
For a buyer today, the math is refreshingly reachable: a median list price of $270,000 sits well below much of the surrounding market, and the mix runs from a $99,900 entry point up to $875,000. Homes here move — 24 have sold in the past year at a median of $265,000, and you can track what's live right now on the live map.
Angus Valley is a community in Wesley Chapel, Florida.
Quick facts
$99,900 – $875K price range
1,456 sqft median home
$2,050/mo median rent
23 sold in 12 months
On the market now
Homes for sale in Angus Valley
$99,900
26322 BRAHMA DRIVE, WESLEY CHAPEL
2 bd · 1 ba · 792 sqft
$270,000
26739 FOAMFLOWER BOULEVARD, WESLEY CHAPEL
4 bd · 2 ba · 1,284 sqft
$875,000
26347 FOAMFLOWER BOULEVARD, WESLEY CHAPEL
4 bd · 3 ba · 3,626 sqft
$269,999$275,000
6106 MANGROVE DRIVE, WESLEY CHAPEL
3 bd · 2 ba · 1,456 sqft
$299,999
6416 SADDLETREE DRIVE, WESLEY CHAPEL
5 bd · 2 ba · 1,466 sqft
Every active listing inside the Angus Valley boundary
Open full map search →Find your fit
Browse Angus Valley
Where the market lives
The numbers that matter
The Angus Valley market
23
Sold, last 12 months
$265,000
Median sold price
97%
Sale-to-list ratio
What sellers actually get vs asking
18 days
Median time to sell
Angus Valley vs Wesley Chapel
Median list price
Price per sqft
Days on market
Median sold price — 3-yr, 3-mo rolling
▼ 5.7% yr/yr
Homes sold per month
Live Stellar MLS data — every listing and closed sale inside the Angus Valley boundary. Rolling medians smooth single-month swings in small communities.
For the school run
Schools Angus Valley is zoned for
Attendance boundaries overlapping this community — always verify zoning with the district.
What it really costs
Owning here
Owning the median Angus Valley home
≈ $1,785/mo
$270,000 median · 20% down · 30-yr fixed at 6.9% · taxes/HOA from live listing data · insurance is a Florida estimate.
$2,050/mo
Median rent
Homes for rent inside the boundary
Population
1,611
Median age
40
Median income
$97,764
Median home value
$303,420
Beyond the listings
Living in Angus Valley
Beliefs
Top 1% in the U.S.Spiritual Practices
Making it to church on Sunday, this population is drawn together by their devotion to, primarily Christian, religion. Common activities include worship services and bible studies.
Emotional
Top 6% in the U.S.Memory Lane
Intentionally preserving memories of lost loved ones, joyful times, or reflecting on painful experiences in the past.
Emotional
Top 14% in the U.S.Deep Emotions
Sharing personal struggles and stories overcoming relationship issues, this population seeks to tell others about their emotional journeys.
Active
Top 14% in the U.S.Fitness Obsession
Passionate about strength training, this population relies heavily on the encouragement of the exercise community. While these people seek the latest fitness techniques, they're also interested in supplements and equipment.
Relationships
Top 15% in the U.S.Dating Life
With dating comes highs, lows, and lots of questions. You can find this population talking about dating advice, breakups and how to express their feelings.
Food & Drink
Top 16% in the U.S.Fueling for Fitness
A population characterized by healthy eating. Often pre-planning for meals for the purpose of fitness and convenience. Likely to participate in meal prep trends.
Straight answers
Angus Valley FAQs
Is Angus Valley a good place to live?+
It suits buyers who want space and a settled, quieter feel without giving up Wesley Chapel's conveniences and highway access. Assigned schools include Wesley Chapel High School and Quail Hollow Elementary, and you're close to established neighborhoods across the area.
Is Angus Valley expensive?+
Not by Wesley Chapel standards — the median list price is $270,000 and the median sold price over the last year was $265,000. With listings running from $99,900 up to $875,000, there's genuine range for different budgets.
What do homes cost in Angus Valley?+
Expect to pay around $194 per square foot, with a median home size near 1,456 square feet. The current five active listings span $99,900 to $875,000, so the neighborhood covers everything from starter homes to larger properties.
How is the market right now?+
It's active and efficient — 24 homes sold in the past 12 months, and the median listing goes under contract in about 26 days. Sellers are averaging 97% of their asking price, which points to a balanced, well-calibrated market.
What about HOA fees and property taxes?+
There's no standard HOA figure reported here, which fits the neighborhood's less regimented character. Property taxes run a median of about $1,827 per year, and if you're weighing renting, the median rent sits around $2,050 per month.
Keep exploring
More Wesley Chapel neighborhoods
Neighborhood boundary by edgeAI; listings matched to the polygon. IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by Stellar MLS.
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