Amberlee Townhomes
Homes for Sale in Sanford, FL

Amberlee is a deed-restricted townhome community in Sanford built out over a compact six-year span, with a median living area of 1,589 square feet and just over four in ten homes recorded as homesteaded - a mix that points to both owner-occupants and non-owner-occupied units within the same 184-home footprint.

Stellar MLS sales records identify 158 homes in Amberlee Townhomes that have changed hands since 2007, built between 2007 and 2013 (median 2012), with a median living area of about 1,564 sq ft and a typical 2-bedroom, 2.5-bath layout; 99% are townhomes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.

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.

Amberlee Townhomes is too small for its own price trend, so here is the market around it.

In ZIP 32773, 183 homes are on the market and 32% are under contract — a fast-moving corner of Sanford.

Across Seminole County, 1,646 homes are active and 585 pending (26% under contract).

In ZIP 32773 (SANFORD), 492 homes closed in the last 12 months at a median of $410K ($229/sq ft), up 0.4% year over year, with a median 41 days on market. Right now 65 active and 35 pending listings put supply at about 2.7 months - a healthy market. See the live ZIP 32773 housing market and the Seminole County market.

ZIP and county figures describe the wider market, not Amberlee Townhomes specifically. Momentum Research analysis of MLS records.

Because every home in Amberlee was built within the same short window, the usual reasons for wide price spread - decades of different construction eras stacked next to each other - largely don't apply here. Differentiation instead comes down to interior condition, upgrades, and how a given unit has been maintained since 2012 or so.

The homestead share sitting just above 41% suggests a meaningful non-owner-occupied segment alongside primary residences, which is worth factoring in if you're evaluating rental comparables or gauging how a unit has been used and maintained. With active listings currently at zero, anyone serious about buying here needs a plan for watching the market closely rather than browsing available inventory.

A community with no active listings and a fixed, single-era housing stock rewards local tracking over generic search alerts. We watch Amberlee specifically, so when something does list - or when an owner is ready to sell - you're not starting from scratch on comps, condition expectations, or realistic pricing for a 2007-2013 build.

Listings in this community report association dues of about $225 per month ($2,700 a year) - the median AssociationFee across 3 MLS records, normalised to a monthly figure; most are billed monthly. 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, 2026-09.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.