Randal Park vs Regency Gardens
Two Orange communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-11-12.
| Metric | Randal Park | Regency Gardens |
|---|---|---|
| Median sale price | $488K | $108K |
| Price per sq ft | $241 | $121 |
| Avg days on market | 130 days | 190 days |
| Months of supply | 5.3 mo | 2.5 mo |
| Market | Buyer-Leaning Market | Balanced Market |
| 1-year price change | False | False |
| Recent closings | 25 | 29 |
The verdict
Randal Park carries the higher median price — about 352% above Regency Gardens. Homes in Randal Park sell faster (130 days on market vs 190). Regency Gardens is the tighter market on inventory (2.5 months of supply).
Where each one is
Randal Park and Regency Gardens are about 6 miles apart (straight-line, center to center) and share Orange County.
| Randal Park | Regency Gardens | |
|---|---|---|
| County | Orange County, FL | Orange County, FL |
| City / area | Orlando | Orlando |
| ZIP | 32832 | 32822 |
| FEMA flood zones (sampled parcels) | all 23 sampled homes outside a flood zone | all 14 sampled homes outside a flood zone |
Distances are straight-line; driving distance is usually 15 to 30 percent more. Flood-zone shares come from FEMA flood maps matched to sampled parcels; always check the exact address before you close.
What is for sale today
| Randal Park | Regency Gardens | |
|---|---|---|
| Homes for sale now | 11 | 6 |
| Under contract | 5 | 4 |
| Asking prices today | $399K to $1000K | $114K to $160K |
| Property types listed | Single Family Residence, Townhouse | Condominium |
Live MLS counts, refreshed with every listing pull. Browse them: Randal Park homes for sale · Regency Gardens homes for sale.
The homes themselves
| Randal Park | Regency Gardens | |
|---|---|---|
| Homes (parcels) | 333 | n/a |
| Built | 2013–2019 (median 2016) | n/a |
| Typical living area | 2,238 sq ft | n/a |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
How each one trades
| Randal Park | Regency Gardens | |
|---|---|---|
| Sale-to-original-list | 100.0% | 81.7% |
| New-construction share of sales | 0% | 0% |
| Typical sold home | 1,795 sq ft | 935 sq ft |
Last 12 months of recorded closings; sale-to-original-list is the share of the first asking price sellers actually got.
Schools the listings are zoned for
| Randal Park | Regency Gardens | |
|---|---|---|
| Elementary | Sun Blaze Elementary | Lake George Elem |
| Middle | Innovation Middle School | Conway Middle |
| High school | Innovation High | Boone High |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Which one fits
On budget alone, Regency Gardens is the lower entry point (median $108K vs $488K). Sellers get a faster sale in Randal Park (130 days on market on average); buyers get more negotiating room where homes sit longer.
Neither number set decides it: drive both on a weekday evening, check the HOA documents and the flood zone for the exact street, and price the insurance before you write an offer. A Momentum agent who works both communities can pull the comparable sales for any two specific homes.
Questions people ask
Is Randal Park more expensive than Regency Gardens?
Yes, on recent sales: the median sale price in Randal Park is $488,000 versus $108,000 in Regency Gardens, about 352% higher.
How far apart are Randal Park and Regency Gardens?
About 6 miles straight-line, center to center, both in Orange County; driving distance is usually 15 to 30 percent more.
Where do sellers get closer to asking price?
Randal Park — sellers there received 100.0% of the original list price over the last 12 months versus 81.7% in Regency Gardens.
What high schools serve Randal Park and Regency Gardens?
Listings in Randal Park most often report Innovation High; listings in Regency Gardens report Boone High. Zoning is set by the district and can change - verify by address.
Go deeper on each: Randal Park homes, photos & schools · Regency Gardens homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.