Amberlee Townhomes
Homes for Sale in Sanford, FL
All 455 homes for sale in SANFORD, FL · median $389,500 · 84 townhomes for sale in SANFORD · 107 homes for sale in 32773 · Seminole County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
As of September 2026, Amberlee Twnhms in Sanford, FL has 2 homes for sale. Over the 12 months ending 2026-09-12, 7 recorded sales closed at a median of $233,000, $146 per square foot, a median 97 days on market, sellers accepting 98% of original asking (-5% versus the prior year). Homes listed or recently sold were built 2007 - 2013; 14 of 14 report an HOA (median $225/mo); none of the 14 geocoded homes sit in a FEMA special flood hazard zone (median elevation 56 ft). At the median price and Seminole County's FY2025-26 rate of 15.18 mills, annual property tax runs about $3,540 ($2,940 with the full homestead exemption).
Amberlee Townhomes right now
🟡 Balanced market. 2.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of September 12, 2026. Confidence: Medium (2 active and pending listings, 7 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($233K) is down 4.9% from the prior 12 months ($245K). With about 8 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending September 12. Confidence: Medium (7 and 13 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 15, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Amberlee Townhomes market snapshot (as of September 12, 2026): the median sale price is about $233K ($146 per sq ft over the trailing 12 months of closed sales), a median 97 days on market for closed sales, and 2.0 months of supply, a balanced market. The trailing-12-month median is down 5% from the prior 12 months, computed from record-level Stellar MLS closed sales (7 closings in the current window).
In ZIP 32773 (SANFORD), 492 homes closed in the last 12 months at a median of $410K ($229/sq ft), up 0.4% year over year, with a median 41 days on market. Right now 65 active and 35 pending listings put supply at about 2.7 months - a healthy market. See the live ZIP 32773 housing market and the Seminole County market.
Flood zones in Amberlee Townhomes: of 13 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in Sanford.
Amberlee Townhomes is a community of 161 homes in Sanford, Seminole County, built between 2007 and 2013 (median 2012.5), with a median living area of about 1,589 square feet. 39% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Amberlee Townhomes. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Amberlee TownhomesPhotos from Stellar MLS listings in Amberlee Townhomes; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($233K) IS the median in the snapshot above, and the move from 2025 ($245K) IS the -4.9% one-year change.
Windows contain 0 to 22 sales each (7 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2026. Deemed reliable but not guaranteed.
AMBERLEE TWNHMS Market Scorecard
AMBERLEE TWNHMS is currently a strong seller's market. About 2.0 months of supply, a median asking price of $239,000, and homes go under contract in about 94 days.
Typical home value in the 32773 ZIP is $312,972, right around the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Amberlee Twnhms Sanford, SANFORD
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period September 2026 through September 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Amberlee Townhomes
Live MLS inventory for Amberlee Townhomes. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Amberlee Townhomes listings as of 2026-09-14, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2026. Tap any home to ask about it.
Amberlee Townhomes on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Amberlee Townhomes
- Pool · reported on 13 of 13 listings
- Community Mailbox · reported on 5 of 13 listings
- Playground · reported on 4 of 13 listings
- Deed Restrictions · reported on 4 of 13 listings
- Dog Park · reported on 4 of 13 listings
- Clubhouse · reported on 1 of 13 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Seminole County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Hamilton Elementary · Elementary
- Sanford Middle · Middle
- Seminole High · High
Zoned schools reflect the assignments reported on recent Amberlee Townhomes listings and can change; always confirm with Seminole County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Amberlee Townhomes address.
Shop the zone: Homes zoned for Seminole High High School
The Amberlee Townhomes buying strategy.
If we were buying in Amberlee Townhomes today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Amberlee Townhomes.
A closer look at the Amberlee Townhomes market
At a median of $146 per square foot, Amberlee Townhomes prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 2.0 months of supply, a balanced market and the trailing-12-month median down 5% year over year. Homes that do trade take a median 97 days on market, useful leverage on any listing that has lingered.
The housing stock is 161 homes built between 2007 and 2013, and 39% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Amberlee Townhomes. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Amberlee Townhomes buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 4 factors (6.3). Basis: Recent Direction -4.9% year-over-year; Liquidity & Demand 2.0 months of supply; Owner Commitment 39% owner-occupied; Pricing Power 97.7% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA dues reported around $225/month (about $2,700/yr) · median of 42 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $225 per month ($2,700 a year) - the median AssociationFee across 42 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Amberlee Townhomes buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Amberlee Townhomes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Amberlee Townhomes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Amberlee Townhomes home worth?
Get a no-obligation home value based on real comparable sales in Amberlee Townhomes, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Sanford →
Frequently Asked Questions
What is the median home price in Amberlee Townhomes?
How long do homes in Amberlee Townhomes take to sell?
Is Amberlee Townhomes a buyer's or seller's market right now?
How many homes are in Amberlee Townhomes?
What share of Amberlee Townhomes is owner-occupied?
When were the homes in Amberlee Townhomes built?
Who is the best real estate agent for Amberlee Townhomes?
How do I find a top Sanford real estate agent who knows Amberlee Townhomes?
Can Momentum Realty connect me with an agent for Amberlee Townhomes?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 14, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 12, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32773)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2014 (103 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Amberlee Twnhms fits the bigger picture — live prices, inventory, and Momentum Scores:
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