Momentum Housing Data · Home Values · Orange County

RIVER OAKS/TIMBER SPGS A C D Home Values: What Homes Actually Sell For

RIVER OAKS/TIMBER SPGS A C D (ORLANDO, FL): 5 recorded closings in the 12 months ending 2026-08-02, a 7-year price record, and the year-by-year record — every number from recorded MLS closings, none from an estimate model.

In the current window, sellers accepted a median 93.3% of original asking; the median sale took 71 days (window ending 2026-08-02).

The 7-year recorded price history

Over the recorded series, RIVER OAKS/TIMBER SPGS A C D’s median sold price moved from $335,000 (2015) to $615,000 (12 months ending 2026-08-02) — +84% over that span, with every year’s figure from recorded closings, not a model.

The last decade in RIVER OAKS/TIMBER SPGS A C D, briefly

The recorded series starts in 2015 at $335,000. Against the 2025 peak of $665,000, the current median stands at -8%. Annual sales volume here has ranged from 0 to 7 closings a year (10-yr average 2.7). With roughly 2.7 closings a year, RIVER OAKS/TIMBER SPGS A C D’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, with a median of 2,588 sq ft and a median price per square foot of $231 in the current window.

What is on the market in RIVER OAKS/TIMBER SPGS A C D right now

From the live MLS feed as of 2026-09-03: 4 active listings (plus 0 pending) asking from $614,900 to $659,000, median $624,450; 2 of 4 have been on the market over 60 days (median 76 days so far); the homes listed or recently sold were built between 2006 and 2010 (median 2006); 10 of 10 listed or recently sold homes report an HOA, median $73/mo; none of the 9 geocoded listed or recently sold homes sits in a FEMA special flood hazard zone (median elevation 64 ft); the features listings here most often name are Gated, Deed Restrictions, Park, Gated Community - No Guard and Gated Community. For a seller this is the competition a buyer will tour alongside your home; for a buyer, the stale share is where negotiating room usually is. See the current RIVER OAKS/TIMBER SPGS A C D listings →

At RIVER OAKS/TIMBER SPGS A C D’s $615,000 median and Orange County’s adopted 16.67 mills (FY2025-26), a home assessed at that price carries roughly $10,250 a year in property tax before exemptions, or about $9,580 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.

Selling in RIVER OAKS/TIMBER SPGS A C D right now: what the record says

Current asking prices run a median $619,900 against the $615,000 recorded sold median (+1%) — the gap between what sellers hope and what the record shows. The market is carrying about 7.2 months of supply at the current sales pace. Demand check: 0% of RIVER OAKS/TIMBER SPGS A C D’s listings are under contract, against 29% for ZIP 32828 and 26% for Orange County as a whole — the community is currently absorbing slower than its surroundings, which is negotiating information. Since 2014, 33 RIVER OAKS/TIMBER SPGS A C D listings were withdrawn, canceled, or expired without selling — overpricing is the recurring cause statewide. Over the recorded years, an average of 47% of RIVER OAKS/TIMBER SPGS A C D listings ended without selling (withdrawn/canceled/expired); in 2026 that rate was 0%. Momentum’s market-heat index for RIVER OAKS/TIMBER SPGS A C D reads 40/100 (computed from DOM, sale-to-list, and absorption; 2020–21 peaked in the 70s here).

Cash bought 20% of recorded RIVER OAKS/TIMBER SPGS A C D sales in the window ending 2026-06 (1 of 5) — a fact worth knowing before assuming every buyer needs an appraisal to close. Asking and recorded sold prices are within a few percent of each other here, so the table above is close to what a RIVER OAKS/TIMBER SPGS A C D buyer will actually pay; the spread on any single home comes down to size, condition and timing.

How RIVER OAKS/TIMBER SPGS A C D compares with its neighbors

Communities buyers shopping RIVER OAKS/TIMBER SPGS A C D 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.

More RIVER OAKS/TIMBER SPGS A C D: 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 2014 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