Sand Lake Hills
Homes for Sale in Orlando, FL
All 4,337 homes for sale in Orlando, FL · median $380,000 · 211 homes for sale in 32819 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
As of October 2026, Sand Lake Hills in Orlando, FL has 8 homes for sale and 1 pending, asking from $475,000 to $649,000 (median $557,450). Over the 12 months ending 2026-09-20, 32 recorded sales closed at a median of $541,500, $271 per square foot, a median 45 days on market, sellers accepting 95% of original asking (-2% versus the prior year). Homes listed or recently sold were built 1973 - 1986; 3 of 21 report an HOA (median $18/mo); none of the 20 geocoded homes sit in a FEMA special flood hazard zone (median elevation 160 ft). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $9,030 ($8,360 with the full homestead exemption).
Last 30 days in Sand Lake Hills: 3 new listings (median asking $585,000), 1 under contract right now, 3 closed sales (median $539,000). As of October 16, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
Homes For Sale Right Now in Sand Lake Hills
Live MLS inventory for Sand Lake Hills. 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 · 26 daysTop listing
Active · 50 days
Active · 0 days
Active · 109 days
Active · 55 days
Active · 43 days
Active · 13 days
Active · 36 days
Pending · 29 daysActive and pending Sand Lake Hills listings as of 2026-10-15, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026. Tap any home to ask about it.
Sand Lake Hills right now
🟡 Balanced market. 2.8 months of supply and 31% 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 20, 2026. Confidence: Very High (13 active and pending listings, 32 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($542K) is down 1.5% from the prior 12 months ($550K) and up 205% since 2012. With about 23 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 20. Confidence: High (32 and 29 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 16, 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
Sand Lake Hills market snapshot (as of September 20, 2026): the median sale price is about $542K ($271 per sq ft over the trailing 12 months of closed sales), a median 46 days on market for closed sales, and 2.8 months of supply, a balanced market. The trailing-12-month median is down 2% from the prior 12 months and up 205% since 2012, computed from record-level Stellar MLS closed sales (32 closings in the current window).
In ZIP 32819 (Orlando), 607 homes closed in the last 12 months at a median of $543K ($288/sq ft), up 1.3% year over year, with a median 48 days on market. Right now 143 active and 27 pending listings put supply at about 4.7 months - a balanced market. See the live ZIP 32819 housing market and the Orange County market.
County records show 41 qualified sales in Sand Lake Hills across 2024 - 2025 (23 in 2024, 18 in 2025), median $535,000 - the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Flood zones in Sand Lake Hills: of 17 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.
Sand Lake Hills is a community of 527 homes in Orlando, Orange County, built between 1973 and 2007 (median 1979), with a median living area of about 1,928 square feet. 75% 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 Sand Lake Hills. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Sand Lake HillsSand Lake HillsSand Lake HillsSand Lake HillsSand Lake HillsSand Lake HillsSand Lake HillsSand Lake HillsPhotos from Stellar MLS listings in Sand Lake Hills; 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 20 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($542K) IS the median in the snapshot above, and the move from 2025 ($550K) IS the -1.5% one-year change.
Windows contain 0 to 60 sales each (32 in the current window); every figure carries its sample size. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026. Deemed reliable but not guaranteed.
12% of homes for sale in ZIP 32819 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-17).
SAND LAKE HILLS Market Scorecard
SAND LAKE HILLS is currently a seller's market. About 2.5 months of supply, a median asking price of $557,450, and homes go under contract in about 43 days.
Typical home value in the 32819 ZIP is $495,505, about 6.1% above 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.
Sand Lake Hills 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 contributors.
Life at Sand Lake Hills
- Deed Restrictions · reported on 1 of 7 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
- Orange County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Dr. Phillips Elem · Elementary
- Southwest Middle · Middle
- Dr. Phillips High · High
Zoned schools reflect the assignments reported on recent Sand Lake Hills listings and can change; always confirm with Orange County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Sand Lake Hills address.
Shop the zone: Homes zoned for Dr. Phillips High High School
Recent Developments in Sand Lake Hills
Development, infrastructure, retail, and school activity affecting Sand Lake Hills, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Development
Orange County commissioners approve Tuscana land use plan in Shingle Creek Basin on 4-3 vote
Commissioners voted 4-3 to approve the Tuscana land use application from Shingle Creek Co-Owners LLC and Geyer Development, reversing a unanimous rejection in May 2025. The plan includes more than 1,000 hotel rooms, about 4,000 apartments and commercial buildings, with conditions for a raised road, flood mitigation and wetland protection. The developer projects thousands of jobs at full build-out.
What it may mean for the marketThe approval could add substantial rental housing, hotel capacity and commercial space in the Shingle Creek area, while flood-mitigation conditions will shape how and when it is built. The site is about 6 miles south of Sand Lake Hills.
Source: Spectrum News 13 - September 2026Development
Lake County approves 2,241-acre Panther Run rezoning for up to 2,624 homes near Clermont
The Lake County Commission voted 3-1 on Sept. 1 to rezone about 2,241 acres in the Wellness Way area, north of Sawgrass Bay Boulevard, for GT Homes. The planned unit development allows up to 2,624 residential units and more than 1 million square feet of non-residential space, with sites reserved for a future public high school and public safety facilities. Plans include extending County Road 455 and about 11 miles of public trails.
What it may mean for the marketThe plan adds long-term housing supply, employment space and new connector roads in south Lake County, with infrastructure planned ahead of residential growth. The site is about 12 miles west of Sand Lake Hills.
Source: Clermont Sun - August 2026Retail & Dining
Plans for Mattel indoor water park near Lake Buena Vista Factory Stores expand to 13 acres
Updated plans for the site off State Road 535 show a 95,000-square-foot indoor water park designed by Martin Aquatic, a separate 45,000-square-foot entertainment building and nearly 900 parking spaces. The tower height rises to as much as 100 feet and still needs Orange County approval. About 200 jobs are expected, and no opening date has been announced.
What it may mean for the marketThe project would add visitor attractions, dining and roughly 200 jobs near the State Road 535 corridor, with added traffic and parking demand nearby. The site is about 5 miles south of Sand Lake Hills.
Source: FOX 35 Orlando - July 2026Development
Orange County opens Enclave at Canopy Park with 104 affordable units
Orange County opened The Enclave at Canopy Park, a 104-unit affordable apartment community at 4440 Canopy Park Loop developed by Archway Partners. The county contributed 3 million dollars from its Affordable Housing Trust Fund. The community includes one and two bedroom homes plus a community center, fitness center, technology lab, and EV charging.
What it may mean for the marketAdds 104 income-restricted apartment homes to the local rental supply along with new community amenities and green-certified construction. The project is about 6 miles east of Sand Lake Hills, elsewhere in Orange County.
Source: ClickOrlando - July 2026Civic
Orange County previews new Innovation Center on West Colonial Drive
Orange County previewed its new Innovation Center at 7149 West Colonial Drive, located within the county's Multicultural Center and Senior Center complex, with an official opening set for Fall 2026. The center will offer technology programs including 3D printing and makerspace prototyping through the Orange County Library System, plus career exploration and workforce training through CareerSource Central Florida.
What it may mean for the marketAdds a county operated civic and technology facility with library and workforce programming to the West Colonial corridor. The project is about 6 miles north of Sand Lake Hills, elsewhere in Orange County.
Source: Orange County Newsroom - June 2026Development
Planning board approves zoning for 37-story tower at 170 East Washington Street
Orlando's Municipal Planning Board voted to approve a Planned Development amendment for a 37-story, 425-foot mixed-use tower at 170 East Washington Street across from Lake Eola Park. The project would include 252 residential units, a 221-room hotel, a three-story restaurant, and structured parking. It still requires City Council consideration before construction.
What it may mean for the marketWould add a 37 story tower with 252 residences and a hotel to the downtown skyline, replacing a prior approval for a 7 story hotel and increasing high density housing and parking supply. The project is about 9 miles northeast of Sand Lake Hills, elsewhere in Orange County.
Source: Florida YIMBY
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in the Orlando Metro.
The Sand Lake Hills buying strategy.
If we were buying in Sand Lake Hills 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 Sand Lake Hills.
A closer look at the Sand Lake Hills market
At a median of $271 per square foot, Sand Lake Hills 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 2.8 months of supply, a balanced market and the trailing-12-month median down 2% year over year. Homes that do trade take a median 46 days on market, useful leverage on any listing that has lingered.
The housing stock is 527 homes built between 1973 and 2007, and 75% 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 Sand Lake Hills. 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 Sand Lake Hills 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 5 factors (7.4). Basis: Long-Term Appreciation +205% since 2012; Recent Direction -1.5% year-over-year; Liquidity & Demand 2.8 months of supply; Owner Commitment 75% owner-occupied; Pricing Power 94.9% sale-to-list. Refreshed with each data update.
What it really costs to own in Sand Lake Hills
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $18/month across 97 MLS listings (most billed annually; 2026-10-15). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Orange County is $1,409/yr (4,204 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 17 listing addresses checked against the FEMA flood map, 100% sit outside the high-risk zone. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 1979 across 21 listings. An original roof here would be about 47 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Sand Lake Hills
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Sand Lake Hills
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Sand Lake Hills will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $18/month · median of 97 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $18 per month - the median AssociationFee across 97 MLS records, normalised to a monthly figure; most are billed annually. 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, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Flood & Insurance Context
Of 18 sampled listing addresses in this community: 100% outside the FEMA Special Flood Hazard Area (Zone X/B/C).
Address-sampled; individual parcels vary - verify any specific address at msc.fema.gov. Check any address at FEMA's Flood Map Service Center, and see average home-insurance costs by Florida county.
Source: FEMA National Flood Hazard Layer, address-level lookups (n=18) · as of 2026-10
Tools for a Sand Lake Hills 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 Sand Lake Hills sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sand Lake Hills, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sand Lake Hills home worth?
Get a no-obligation home value based on real comparable sales in Sand Lake Hills, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recently off market in Sand Lake Hills
Homes in Sand Lake Hills that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 14 on record.
- 6193 Valerian Boulevard · off market
- 6246 Silver Glen Court · off market
- 6441 Marlberry Drive · off market
- 6525 Sugarbush Drive · off market
- 8156 Caraway Drive · off market
- 8208 Tansy Drive · off market
- 8241 Caraway Drive · off market
- 8258 Tansy Drive · off market
| Location | Orlando, Orange County, FL · ZIP 32819 |
|---|---|
| Homes in the community | 527 (FL DOR 2025 assessment roll) |
| Years built | 1973–2007 (median 1979) |
| Typical living area | 1,928 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Deed Restrictions, Security Gate |
| Sale prices, last 12 months | $541,500 median across 32 closed sales · $271 per sq ft · -1.5% vs the prior 12 months |
| Days on market (closed sales) | 45 median |
| For sale right now | 9 active, 4 pending · median asking $559,900 · 2.8 months of supply |
| Owner-occupied (homestead) share | 75% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Sand Lake Hills key facts,” movewithmomentum.com/neighborhoods/sand-lake-hills-orlando, data as of September 20, 2026.
Housing distress & ownership in Sand Lake Hills, Orlando
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 October 2026 through October 2026. Deemed reliable but not guaranteed.
Just listed in Sand Lake Hills
The newest homes for sale in Sand Lake Hills right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 6004 Hardrock Circle $585,000 · 4 bd · 3 ba · 2,506 sq ft · new today Courtesy of LPT REALTY, LLC
- 8582 Cedar Cove Drive $479,900 · 4 bd · 2 ba · 1,910 sq ft · 13 days on market Courtesy of CHARLES RUTENBERG REALTY Orlando
- 8139 Laurel Tree Drive $649,000 · 4 bd · 2.5 ba · 2,484 sq ft · 26 days on market Courtesy of IHOME REALTY FL LLC
- 8144 Banyan Boulevard $475,000 · 3 bd · 2 ba · 1,944 sq ft · 36 days on market Courtesy of COLDWELL BANKER REALTY
- 8142 Golden Sands Drive $499,900 · 4 bd · 2 ba · 1,951 sq ft · 43 days on market Courtesy of WATSON REALTY CORP
- 6349 Marlberry Drive $608,500 · 4 bd · 2 ba · 1,925 sq ft · 50 days on market Courtesy of EXP REALTY LLC
Checked against the MLS Oct 16, 2026. All new listings in this market.
Every Home for Sale in Sand Lake Hills Orlando Right Now (9)
All 9 active and pending Sand Lake Hills Orlando listings with a detail page, newest first, refreshed twice a day from the MLS.
- 6004 Hardrock Circle · $585,000 · 4 bd / 3 ba · listed Oct 6, 2026 · listed by Lpt Realty, Llc
- 8582 Cedar Cove Drive · $479,900 · 4 bd / 2 ba · listed Sep 10, 2026 · listed by Charles Rutenberg Realty Orlando
- 8144 Banyan Boulevard · $475,000 · 3 bd / 2 ba · listed Sep 10, 2026 · listed by Coldwell Banker Realty
- 6349 Marlberry Drive · $608,500 · 4 bd / 2 ba · listed Sep 8, 2026 · listed by Exp Realty Llc
- 8517 Cedar Cove Court · $469,500 · 3 bd / 2 ba · pending · listed Sep 8, 2026 · listed by West Orlando Property Management Realty, Llc
- 8142 Golden Sands Drive · $499,900 · 4 bd / 2 ba · listed Sep 3, 2026 · listed by Watson Realty Corp
- 6785 Tamarind Circle · $555,000 · 4 bd / 2 ba · listed Aug 18, 2026 · listed by Century 21 Carioti
- 8139 Laurel Tree Drive · $649,000 · 4 bd / 2.5 ba · listed Aug 15, 2026 · listed by Ihome Realty Fl Llc
- 8495 Caraway Court · $559,900 · 4 bd / 2 ba · listed Jul 31, 2026 · listed by Parker Realty Group
Recently sold in Sand Lake Hills Orlando
- 8509 Sandberry Boulevard · sold $485,000
- 8258 Tansy Drive · sold $590,000
- 8208 Tansy Drive · sold $539,000
- 8614 Sandberry Blvd · sold $545,000
- 8241 Caraway Drive · sold $625,000
- 6525 Sugarbush Drive · sold $450,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Bluestar Circle (25 homes on record)
- Tamarind Circle (24 homes on record)
- Banyan Boulevard (16 homes on record)
- Shady Glen Drive (14 homes on record)
- Sandberry Boulevard (11 homes on record)
- Marlberry Drive (11 homes on record)
- Shady Glen Drive (11 homes on record)
- Shady Glen Drive (11 homes on record)
- Sugarbush Drive (9 homes on record)
- Sandberry Boulevard (8 homes on record)
- Marlberry Drive (8 homes on record)
- Tamarind Circle (8 homes on record)
Frequently Asked Questions
What is the median home price in Sand Lake Hills?
How long do homes in Sand Lake Hills take to sell?
Is Sand Lake Hills a buyer's or seller's market right now?
How many homes are in Sand Lake Hills?
What share of Sand Lake Hills is owner-occupied?
When were the homes in Sand Lake Hills built?
Have Sand Lake Hills home prices gone up?
Who is the best real estate agent for Sand Lake Hills?
How do I find a top Orlando real estate agent who knows Sand Lake Hills?
Can Momentum Realty connect me with an agent for Sand Lake Hills?
Where is Sand Lake Hills, and what county is it in?
Is Sand Lake Hills in a flood zone?
Is Sand Lake Hills a good place to live?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 15, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (8 streets, ZIP 32819)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2005 (420 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.
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See how Sand Lake Hills fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Sand Lake Hills
- Home values · What homes in Sand Lake Hills actually sell for
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