Momentum Housing Data · Home Values · Orange County
ARBOR RIDGE WEST (ORLANDO, FL): 9 recorded closings in the 12 months ending 2026-08-02, a 12-year price record, and sales split by price band and home size — every number from recorded MLS closings, none from an estimate model.
In the current window, sellers accepted a median 97.2% of original asking; the median sale took 8 days (window ending 2026-08-02).
| Year | Median sold | Median $/sqft | Median DOM | Sold ÷ original ask | Sales |
|---|---|---|---|---|---|
| 2026 | $365,000 | $260 | 8 | 97.2% | 9 |
| 2025 | $369,000 | $260 | 15 | 94.2% | 15 |
| 2024 | $355,000 | $328 | 34 | 96.4% | 14 |
| 2023 | $331,000 | $315 | 3 | 100.0% | 5 |
| 2022 | $309,000 | $235 | 3 | 106.9% | 9 |
| 2019 | $210,000 | $184 | 19 | 97.7% | 5 |
| 2017 | $172,750 | $145 | 5 | 99.4% | 20 |
| 2016 | $160,000 | $149 | 9 | 99.5% | 21 |
| 2015 | $151,450 | $100 | 16 | 100.0% | 10 |
| 2014 | $135,000 | $101 | 20 | 96.5% | 13 |
| 2013 | $99,500 | $86 | 38 | 100.0% | 5 |
| 2012 | $67,600 | $58 | 104 | 95.0% | 4 |
Over the recorded series, ARBOR RIDGE WEST’s median sold price moved from $67,600 (2012) to $365,000 (12 months ending 2026-08-02) — +440% over that span, with every year’s figure from recorded closings, not a model.
The recorded series starts in 2012 at $67,600. The 2020–22 run-up did what it did everywhere — ARBOR RIDGE WEST’s median moved +47% from 2019 to 2022. Against the 2025 peak of $369,000, the current median stands at -1%. Annual sales volume here has ranged from 0 to 21 closings a year (10-yr average 8). With roughly 8 closings a year, ARBOR RIDGE WEST’s medians move in steps, not curves — a handful of unusual sales can swing a year, which is why the sales count sits next to every figure above.
What actually trades here: 100% single-family residence, 0% ?, with a median of 1,376 sq ft and a median price per square foot of $260 in the current window.
Of the 34 recorded ARBOR RIDGE WEST closings since 2024, half landed between $349,250 and $389,000 (the middle two quartiles); the lowest recorded sale was $200,000 and the highest $520,000. If your home sits outside the middle band, the reason usually shows up in the size table below before it shows up in condition.
| Sold price band | Share of closings | Sales |
|---|---|---|
| Under $325,000 | 4 (12%) | |
| $325,000 – $366,667 | 14 (41%) | |
| $366,667 – $408,333 | 9 (26%) | |
| $408,333 – $450,000 | 4 (12%) | |
| None and up | 3 (9%) |
The same recorded closings, split into thirds by living area. Find the row your home falls in: the $/sqft figure times your square footage is the recorded-sales bracket for homes like yours here — a starting range from real closings, not a valuation of your specific property. Smaller homes here have been selling at a higher price per square foot than larger ones ($331 vs $231) — the usual pattern, since lot, kitchen and baths do not scale with floor area.
| Size group | Median $/sqft | Median sold | Sold range | Sales |
|---|---|---|---|---|
| Smaller homes 964–1,032 sq ft | $331 | $339,900 | $257,000 – $386,000 | 11 |
| Mid-size homes 1,054–1,376 sq ft | $297 | $365,000 | $200,000 – $394,000 | 11 |
| Larger homes 1,380–2,507 sq ft | $231 | $422,500 | $349,000 – $520,000 | 12 |
From the live MLS feed as of 2026-09-03: The homes listed or recently sold were built between 1981 and 1998 (median 1985); none of the 13 geocoded listed or recently sold homes sits in a FEMA special flood hazard zone (median elevation 68 ft). See the current ARBOR RIDGE WEST listings →
At ARBOR RIDGE WEST’s $365,000 median and Orange County’s adopted 16.67 mills (FY2025-26), a home assessed at that price carries roughly $6,090 a year in property tax before exemptions, or about $5,410 with the full Florida homestead exemption — a buyer’s first-year figure; a long-time owner’s Save Our Homes cap can be far lower, which is one reason resale taxes jump at closing. Municipal and special-district millage varies inside the county; see the Orange County tax page.
Demand check: 80% of ARBOR RIDGE WEST’s listings are under contract, against 36% for ZIP 32817 and 26% for Orange County as a whole — the community is absorbing faster than its surroundings. Since 2004, 149 ARBOR RIDGE WEST listings were withdrawn, canceled, or expired without selling — overpricing is the recurring cause statewide. Over the recorded years, an average of 49% of ARBOR RIDGE WEST listings ended without selling (withdrawn/canceled/expired); in 2026 that rate was 0%. Momentum’s market-heat index for ARBOR RIDGE WEST reads 50/100 (computed from DOM, sale-to-list, and absorption; 2020–21 peaked in the 70s here).
Cash bought 17% of recorded ARBOR RIDGE WEST sales in the window ending 2026-06 (2 of 12) — a fact worth knowing before assuming every buyer needs an appraisal to close. The table above is the closed-sale record to price a ARBOR RIDGE WEST home against; asking prices are an opening position, recorded closings are the value.
We don’t publish algorithm guesses for specific homes — they can’t see condition, upgrades, or your lot. A local agent will prepare a records-based valuation from the same closed-sale data on this page, adjusted for your home. Free, no obligation.
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Communities buyers shopping ARBOR RIDGE WEST are also weighing (nearest by map distance), each on its own recorded 12-month closings. A median well above the neighbors is a ceiling to price against; well below is where the value argument lives.
| Community | Median sold | Median $/sqft | Median DOM | Sales |
|---|---|---|---|---|
| CARMEL PARK | $289,000 | $250 | 19 | 6 |
| ARBOR RIDGE NORTH | $392,500 | $266 | 3 | 4 |
| ARBOR POINTE | $420,000 | $228 | 38 | 3 |
| ARBOR RIDGE SUB | $330,000 | $312 | 79 | 5 |
More ARBOR RIDGE WEST: full community guide & homes for sale · choosing an agent here · should you sell now (statewide data) · what selling costs · cash offer vs. listing
Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026. Compiled from recorded MLS closings; deemed reliable but not guaranteed. Figures are medians for the stated windows and change as new sales record; individual homes vary widely. No automated valuation for any specific property appears on this page. Equal Housing Opportunity. © 2026 Move With Momentum LLC — brokerage licensed in FL and GA. Disclosures
Content on this page is compiled from public records, MLS data, and automated data sources, and may contain errors or be out of date. It is provided for general information only and is not a representation about any specific property, community, builder, or association. Verify all information independently before relying on it.