Altamonte Oaks
Homes for Sale in Altamonte Springs, FL
All 334 homes for sale in Altamonte Springs, FL · median $209,495 · 131 homes for sale in 32701 · Seminole County homes for sale
True comps, carrying-cost math, and listings before the portals.
Altamonte Oaks is a community in Altamonte Springs, Seminole County, FL. Across Altamonte Springs as a whole, 268 homes closed in the last 12 months at a median of $350,000, 34 median days on market, with 295 homes for sale today. At that median and Seminole County's FY2025-26 rate of 15.18 mills, annual property tax runs about $5,310 ($4,710 with the full homestead exemption).
Altamonte Oaks is a small, established pocket of 22 homes built between 1984 and 1993, with a median around 1987. That vintage sets the terms here: floor plans are generous by the standards of their era, and the median living area of roughly 2,586 square feet is real space, not a marketing figure. Price in this community is driven less by the market broadly and more by condition and updates, because you are largely comparing homes of similar age and footprint against each other.
With no median price in this snapshot, treat the pricing conversation as a condition story. Updated kitchens, baths, roofs, and systems will separate the strong sales from the tired ones far more than square footage will. The homestead share sitting above four-fifths tells you this is a hold-and-live community rather than a churn of rentals or flips, so inventory tends to be thin and each listing carries weight.
Figures in this note are as of July 14, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Altamonte OaksHomes for Sale in Altamonte Springs, FL right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
A compact enclave of 22 homes from the mid-1980s into the early 1990s, Altamonte Oaks trades on space and stability rather than newness, and turnover is limited enough that any single listing shifts the picture.
Stellar MLS sales records identify 13 homes in Altamonte Oaks that have changed hands since 2006, built between 1984 and 1993 (median 1986), with a median living area of about 2,584 sq ft and a typical 4-bedroom, 2.5-bath layout; 100% are single-family homes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 3 qualified sales in Altamonte Oaks across 2024–2025 (2 in 2024, 1 in 2025), median $600,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Altamonte Oaks is best for.
Best for
- Buyers who value square footage and an established setting over the latest construction
- Long-term owners planning to hold rather than resell quickly
- Buyers willing to invest in updates on an older home to build value through condition
Probably not for
- Anyone who needs a newer build with contemporary systems out of the box
- Buyers who want a large, always-available selection and quick options
- Shorter-term buyers hoping to trade in and out of a fast-moving market
The market around Altamonte Oaks
Altamonte Oaks is too small for its own price trend, so here is the market around it.
In ZIP 32701, 168 homes are on the market and 17% are under contract — a slower corner of Altamonte Springs.
Across Seminole County, 1,646 homes are active and 585 pending (26% under contract).
In ZIP 32701 (Altamonte Springs), 266 homes closed in the last 12 months at a median of $368K ($222/sq ft), up 1.6% year over year, with a median 46 days on market. Right now 38 active and 15 pending listings put supply at about 1.7 months — a healthy market. See the live ZIP 32701 housing market and the Seminole County market.
ZIP and county figures describe the wider market, not Altamonte Oaks specifically. Momentum Research analysis of MLS records.
The Altamonte Oaks buying strategy.
If we were buying in Altamonte Oaks 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 Altamonte Oaks.
A small pool where condition is the story
The building window is tight: 1984 to 1993, with the median home dating to 1987. That means most houses share the same structural generation, so the differences buyers actually pay for come down to what has been updated since. Roof age, HVAC, electrical, and kitchen and bath renovations are where value lives in a community like this.
The homestead share above four-fifths signals a neighborhood held for the long term rather than traded quickly. Practically, that keeps supply low and makes each of the 22 homes matter when it lists. Buyers should be ready to move when a well-kept one appears; sellers benefit from that scarcity but only if the home shows well against its neighbors.
The location and the amenities are priced into every listing in Altamonte Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 22-home community with limited turnover, comparables are scarce and condition is everything, so pricing and negotiation both hinge on judgment rather than a thick sales record. We read each home against its neighbors on the details that move value here — roof, systems, and interior updates — and position you accordingly, whether you are trying to buy the right one when it comes up or sell into a shallow inventory.
Altamonte Oaks in 15 seconds.
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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 Altamonte Oaks
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HOA, CDD & Fees
- HOA dues reported around $396/year (about $33/month) · median of 32 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $396 a year ($33 a month) — the median AssociationFee across 32 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.
Tools for a Altamonte Oaks 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 Altamonte Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Altamonte Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Altamonte Oaks home worth?
Get a no-obligation home value based on real comparable sales in Altamonte Oaks, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Altamonte Springs →
Should you buy in Altamonte Oaks?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 19, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2006 (15 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.
Recent Developments in Altamonte Oaks
Development, infrastructure, retail, and school activity affecting Altamonte Oaks, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Retail & Dining
Costco and about 300 apartments planned for Seminole Towne Center site in Sanford
Ardent Companies plans to redevelop the Seminole Towne Center mall property along I-4 with a Costco as anchor, possibly opening by the end of 2027. About 300 multifamily units are planned across the street, and some existing stores such as Dillard's and Dick's Sporting Goods could stay. Demolition details are still being finalized.
What it may mean for the marketA warehouse-club anchor plus new apartments would add retail access and rental inventory along the I-4 corridor in Sanford, with construction and retail jobs expected through 2027. The project is about 8 miles northeast of Altamonte Oaks, elsewhere in Seminole County.
Source: ClickOrlando (WKMG) - October 2026Retail & Dining
Kura Revolving Sushi Bar plans Altamonte Springs restaurant
Plan-review records show Kura Sushi USA preparing a restaurant at 175 E. Altamonte Drive, Suite 1000. The concept pairs a revolving sushi conveyor with technology-supported ordering. No opening date has been announced.
What it may mean for the marketA new sit-down dining option would add to the restaurant mix along the Altamonte Drive corridor. The project is about 4 miles southeast of Altamonte Oaks, elsewhere in Seminole County.
Source: What Now Orlando - August 2026Development
Seminole County approves land use change and rezoning for 144,000 sq ft Sanford Commerce Center
The Board of County Commissioners adopted an ordinance changing the future land use and zoning for the roughly 17.23-acre Sanford Commerce Center along Orange Boulevard. The project plans 144,000 square feet of flex space. Conditions include operating hours of 7 a.m. to 7 p.m., enhanced buffering and dumpster and large-vehicle parking requirements.
What it may mean for the marketThe project would add flex industrial and small-business space in the Sanford area, with operating limits meant to manage nearby impacts. The project is about 10 miles northeast of Altamonte Oaks, elsewhere in Seminole County.
Source: Citizen Portal - July 2026Retail & Dining
Seminole Towne Center set for 700 million dollar redevelopment with Costco
Ardent Companies is redeveloping the Seminole Towne Center in Sanford in a project valued around 700 million dollars, described as the largest commercial redevelopment in Seminole County history. Plans include the largest Costco in Central Florida at over 156,000 square feet, about 300 apartments, and new retail. Demolition was scheduled for July 2026 with the Costco expected to open in early 2027.
What it may mean for the marketConverts a long dormant mall site into a mixed use center anchored by a large format Costco, new retail, and about 300 apartments, reshaping a major Seminole County commercial node. The project is about 9 miles northeast of Altamonte Oaks, elsewhere in Seminole County.
Source: WFTV - October 2025Retail & Dining
New Apopka complex with restaurants and offices set to open in 2026
A new commercial complex in Apopka with restaurants and office space is set to open in 2026, adding retail and workplace space in northwest metro Orlando.
What it may mean for the marketNew retail and office space in Apopka adds everyday conveniences and local jobs, amenity and employment factors that can support nearby housing demand. The site is about 7 miles west of Altamonte Oaks.
Source: GrowthSpotter
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 Northeast Florida.
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Common questions about Altamonte Oaks
Where is Altamonte Oaks?
Altamonte Oaks is a community in Altamonte Springs, Seminole County, Florida, ZIP 32701.
Are there homes for sale in Altamonte Oaks right now?
No active listings inside Altamonte Oaks at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Altamonte Oaks have an HOA or CDD?
No HOA is on record for Altamonte Oaks in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
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