Sanlando vs Spring Oaks
Two Seminole communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-02.
| Metric | Sanlando | Spring Oaks |
|---|---|---|
| Median sale price | $422K | $432K |
| Price per sq ft | $242 | $230 |
| Avg days on market | 97 days | 98 days |
| Months of supply | 3.2 mo | 1.8 mo |
| Market | Buyer-Leaning Market | Seller's Market |
| 1-year price change | False | False |
| Recent closings | 34 | 34 |
The verdict
Spring Oaks carries the higher median price — about 2% above Sanlando. Homes in Sanlando sell faster (97 days on market vs 98). Spring Oaks is the tighter market on inventory (1.8 months of supply).
Where each one is
Sanlando and Spring Oaks are about 2 miles apart (straight-line, center to center) and share Seminole County.
| Sanlando | Spring Oaks | |
|---|---|---|
| County | Seminole County, FL | Seminole County, FL |
| City / area | Altamonte Springs | Altamonte Springs |
| ZIP | 32701, 32714, 32750 | 32714 |
| FEMA flood zones (sampled parcels) | all 18 sampled homes outside a flood zone | 84% of 19 homes outside a flood zone (Zone X) |
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
| Sanlando | Spring Oaks | |
|---|---|---|
| Homes for sale now | 9 | 5 |
| Under contract | 1 | 2 |
| Asking prices today | $360K to $565K | $425K to $560K |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Sanlando homes for sale · Spring Oaks homes for sale.
The homes themselves
| Sanlando | Spring Oaks | |
|---|---|---|
| Homes (parcels) | 648 | 246 |
| Built | 1925–2024 (median 1972) | 1973–2016 (median 1976) |
| Typical living area | 1,706 sq ft | 1,871 sq ft |
| Homesteaded (owner-occupied) share | 72% | 84% |
| Vacant lots | 1 | 0 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
Price history, year by year
| Year | Sanlando median | Spring Oaks median |
|---|---|---|
| 2012 | $119K (17 sales) | $137K (19 sales) |
| 2013 | $135K (20 sales) | $162K (16 sales) |
| 2014 | $175K (15 sales) | $172K (26 sales) |
| 2015 | $184K (34 sales) | $195K (35 sales) |
| 2016 | $196K (50 sales) | $218K (55 sales) |
| 2017 | $239K (39 sales) | $240K (50 sales) |
| 2018 | $223K (9 sales) | $229K (12 sales) |
| 2019 | $238K (6 sales) | $270K (7 sales) |
| 2021 | $351K (17 sales) | $355K (7 sales) |
| 2022 | $364K (40 sales) | $380K (44 sales) |
| 2023 | $370K (14 sales) | $420K (17 sales) |
| 2024 | $430K (38 sales) | $454K (26 sales) |
| 2025 | $414K (28 sales) | $440K (41 sales) |
| 2026 | $431K (27 sales) | $430K (32 sales) |
Since 2012, Sanlando's median sale price is +262% and Spring Oaks's is +214% — Sanlando has appreciated faster over that stretch.
How each one trades
| Sanlando | Spring Oaks | |
|---|---|---|
| Sale-to-original-list | 96.2% | 97.6% |
| New-construction share of sales | 0% | 0% |
| Typical sold home | 1,741 sq ft | 1,849 sq ft |
| Momentum market-heat score | 44 (normal) | 34 (cold) |
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
| Sanlando | Spring Oaks | |
|---|---|---|
| Elementary | Altamonte Elementary | Forest City Elementary |
| Middle | Milwee Middle | Rock Lake Middle |
| High school | Lyman High | Lake Brantley 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, Sanlando is the lower entry point (median $422K vs $432K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Spring Oaks; Sanlando trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Sanlando (97 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 Spring Oaks more expensive than Sanlando?
Yes, on recent sales: the median sale price in Spring Oaks is $432,000 versus $422,000 in Sanlando, about 2% higher.
How far apart are Sanlando and Spring Oaks?
About 2 miles straight-line, center to center, both in Seminole County; driving distance is usually 15 to 30 percent more.
Which has newer homes, Sanlando or Spring Oaks?
Spring Oaks: its homes were built 1973–2016 with a median year of 1976, versus a median of 1972 in Sanlando (Florida DOR assessment roll).
Which has bigger homes?
Spring Oaks. The typical home there is 1,871 sq ft of living area, versus 1,706 sq ft in Sanlando.
Which has appreciated more, Sanlando or Spring Oaks?
From 2012 to 2026 the median sale price rose 262% in Sanlando and 214% in Spring Oaks (recorded MLS closings by calendar year).
Where do sellers get closer to asking price?
Spring Oaks — sellers there received 97.6% of the original list price over the last 12 months versus 96.2% in Sanlando.
What high schools serve Sanlando and Spring Oaks?
Listings in Sanlando most often report Lyman High; listings in Spring Oaks report Lake Brantley High. Zoning is set by the district and can change - verify by address.
Go deeper on each: Sanlando homes, photos & schools · Spring Oaks homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.