Arbor Ridge West
Homes for Sale in Orlando, FL

Arbor Ridge West market snapshot (as of September 20, 2026): the median sale price is about $355K ($260 per sq ft over the trailing 12 months of closed sales), and a median 8 days on market for closed sales. The trailing-12-month median is down 3% from the prior 12 months and up 438% since 2012, computed from record-level Stellar MLS closed sales (15 closings in the current window).

In ZIP 32817 (ORLANDO), 243 homes closed in the last 12 months at a median of $380K ($244/sq ft), down 4.4% year over year, with a median 31 days on market. Right now 28 active and 10 pending listings put supply at about 3.0 months - a balanced market. See the live ZIP 32817 housing market and the Orange County market.

Flood zones in Arbor Ridge West: of 12 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 Orlando.

Arbor Ridge West is a community of 39 homes in Orlando, Orange County, built between 1986 and 1994 (median 1992), with a median living area of about 1,286 square feet. 64% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).

At a median of $260 per square foot, Arbor Ridge West prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.

The trailing-12-month median down 3% year over year. Homes that do trade take a median 8 days on market, useful leverage on any listing that has lingered.

The housing stock is 39 homes built between 1986 and 1994, and 64% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.