Amberlee Townhomes
Homes for Sale in Sanford, FL
All 443 homes for sale in SANFORD, FL · median $379,999 · 81 townhomes for sale in SANFORD · 124 homes for sale in 32773 · Seminole County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, the MLS records 25 closed sales in Amberlee Townhomes in Sanford, FL since 2012, the most recent in June 2026. Across Sanford as a whole, 851 homes closed in the last 12 months at a median of $382,990, 40 median days on market, with 186 homes for sale today. At that median and Seminole County's FY2025-26 rate of 15.18 mills, annual property tax runs about $5,810 ($5,210 with the full homestead exemption).
| Location | SANFORD, Seminole County, FL · ZIP 32773 |
|---|---|
| Homes in the community | 177 (FL DOR 2025 assessment roll) |
| Years built | 2007–2013 (median 2012.0) |
| Typical living area | 1,574 sq ft (median) |
| Amenities listed by sellers | Community Mailbox, Deed Restrictions, Dog Park, Pool |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 44% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2012 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Amberlee Townhomes key facts,” movewithmomentum.com/neighborhoods/amberlee-townhomes-sanford, data as of September 20, 2026.
Amberlee is a small, single-phase build - 184 townhomes, all constructed between 2007 and 2013 with a median year built of 2012. That tight construction window means the housing stock here reads as consistent: similar era, similar construction methods, similar systems age. What moves price within that consistency is condition and updates, not vintage.
Right now there are zero active listings in the community, which tells a buyer this is a market to watch rather than shop on a given day. For an owner considering a sale, thin inventory can work in your favor if you're ready to list - there's currently nothing to compete against inside the community itself.
Nearby homes for sale
No active listings inside Amberlee Townhomes 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
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.
County records show 24 qualified sales in Amberlee Townhomes across 2024 - 2025 (14 in 2024, 10 in 2025), median $260,000 - 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 Amberlee Townhomes is best for.
Best for
- A buyer comfortable monitoring a small, low-turnover community for the next listing rather than choosing from current inventory
- Someone specifically looking for a townhome built within a narrow, more recent construction era (2007-2013)
- An investor evaluating the community's non-owner-occupied share as part of a broader rental strategy in Sanford
Probably not for
- A buyer who needs to close on a specific timeline and can't wait for inventory to appear
- Someone wanting a wide range of home vintages or architectural styles to choose from
- A buyer relying on there being multiple active listings to compare before making a decision
The market around Amberlee Townhomes
Amberlee Townhomes is too small for its own price trend, so here is the market around it.
In ZIP 32773, 189 homes are on the market and 28% are under contract — a steady corner of Sanford.
Across Seminole County, 1,676 homes are active and 570 pending (25% under contract).
In ZIP 32773 (SANFORD), 489 homes closed in the last 12 months at a median of $410K ($229/sq ft), up 0.9% year over year, with a median 41 days on market. Right now 70 active and 36 pending listings put supply at about 2.9 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.
Housing distress & ownership in Amberlee Townhomes, SANFORD
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period September 2026 through September 2026. Deemed reliable but not guaranteed.
Life at Amberlee Townhomes
- Community Mailbox · reported on 1 of 1 listings
- Deed Restrictions · reported on 1 of 1 listings
- Dog Park · reported on 1 of 1 listings
- Pool · reported on 1 of 1 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
The Amberlee Townhomes buying strategy.
If we were buying in Amberlee Townhomes 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 Amberlee Townhomes.
A single-era townhome build with no current listings
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.
The location and the amenities are priced into every listing in Amberlee Townhomes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
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.
Amberlee Townhomes in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $225/month (about $2,700/yr) · median of 22 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $225 per month ($2,700 a year) - the median AssociationFee across 22 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, 2026-10.
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 Amberlee Townhomes 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 Amberlee Townhomes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Amberlee Townhomes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Amberlee Townhomes home worth?
Get a no-obligation home value based on real comparable sales in Amberlee Townhomes, 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 Sanford →
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Seminole County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Seminole County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Frequently Asked Questions
How many homes are in Amberlee Townhomes?
What share of Amberlee Townhomes is owner-occupied?
When were the homes in Amberlee Townhomes built?
Who is the best real estate agent for Amberlee Townhomes?
How do I find a top Sanford real estate agent who knows Amberlee Townhomes?
Can Momentum Realty connect me with an agent for Amberlee Townhomes?
Where is Amberlee Townhomes, and what county is it in?
Should you buy in Amberlee Townhomes?
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: October 1, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32773)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (25 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Amberlee Townhomes fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Amberlee Townhomes with Momentum Realty’s local guides.