AMBERLEIGH
Homes for Sale in WINTER GARDEN, FL
True comps, carrying-cost math, and listings before the portals.
Amberleigh is a small, single-phase build — 65 homes total, all raised in a tight 2001-2004 window — so this is not a market with layers of vintage or lot variation to sort through. What separates one listing from another here is condition and update level inside a fairly consistent shell, not era or size tier.
With only one active listing at this snapshot, there is effectively no inventory to compare against in real time. That posture favors a seller who is ready to list — there is no competing product on the market to price against — and it means a buyer who wants this specific community has to be patient and decisive when something does surface.
The 60-Second Overview
Amberleigh is a compact Winter Garden enclave of 65 homes built in a narrow four-year window in the early 2000s, with a median living area of 2,178 square feet. It reads less like an amenity-driven subdivision and more like a settled, single-build neighborhood where the housing stock itself — not shared facilities — is the draw.
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.
The setting & the homes.
Aerial and on-site photos of AMBERLEIGH. Swipe to explore the community.
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AMBERLEIGHWho AMBERLEIGH is best for.
Best for
- A buyer set on a specific, established Winter Garden location who is comfortable waiting out thin inventory for the right home to list.
- A buyer prioritizing home size and layout consistency over community amenities or a mixed-vintage housing stock.
- A buyer planning to occupy the home long term, given the high share of homestead-filed properties in the community's ownership mix.
Probably not for
- A buyer who wants to compare several active listings side by side before deciding — there is essentially none to compare right now.
- A buyer who wants a clubhouse, pool, or other shared recreational amenity as part of the purchase.
- An investor looking for a large pool of turnover or rental-ready inventory in a single community.
The market around AMBERLEIGH
AMBERLEIGH is a small community — 28 recorded sales on file, most recently in 2023 — too few for its own price trend. Here is the market around it.
In ZIP 34787, 984 homes are on the market and 28% are under contract — a steady corner of WINTER GARDEN.
Across Orange County, 5,873 homes are active and 2,054 pending (26% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not AMBERLEIGH specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in AMBERLEIGH, WINTER GARDEN
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 August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in AMBERLEIGH
Live MLS inventory for AMBERLEIGH. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending AMBERLEIGH listings as of 2026-07-11, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2006 through 2025. Tap any home to ask about it.
The AMBERLEIGH buying strategy.
If we were buying in AMBERLEIGH 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 AMBERLEIGH.
A Single-Build Pocket, Not a Phased Community
The build timeline here is unusually narrow — every home in Amberleigh went up between 2001 and 2004, with a median year built of 2002. That means there is no older original phase and newer addition to weigh against each other; buyers are choosing between homes of essentially the same generation, so differences in wiring, roofing age, and system replacements will track more with individual maintenance history than with when a particular section was built.
Current MLS records show no community amenities identified for Amberleigh — no clubhouse, pool, or shared recreational facility tied to the listings. That keeps the value proposition centered on the home and the Winter Garden location itself rather than on a shared amenity package, which also means there is no ongoing amenity-related assessment structure to factor into the math.
The location and the amenities are priced into every listing in AMBERLEIGH. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A 65-home community with a single active listing is not a market you can read from a public search page — there is no comparable set to lean on, and the next listing to hit may be the only real data point for months. We track Amberleigh specifically so that when something does come up, we already know how it stacks against the rest of the built stock, not just against a citywide average.
AMBERLEIGH in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA. Confirm current dues
- Any club/amenity membership is billed separately
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 AMBERLEIGH 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 AMBERLEIGH sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in AMBERLEIGH, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your AMBERLEIGH home worth?
Get a no-obligation home value based on real comparable sales in AMBERLEIGH, 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 homes for sale in AMBERLEIGH on the map →
AMBERLEIGH Market Scorecard
AMBERLEIGH is currently a thin data market. Limited supply, a median asking price of $615,000, and homes go under contract in about 149 days.
Go deeper: county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
How many homes are in AMBERLEIGH?
What share of AMBERLEIGH is owner-occupied?
When were the homes in AMBERLEIGH built?
Who is the best real estate agent for AMBERLEIGH?
How do I find a top WINTER GARDEN real estate agent who knows AMBERLEIGH?
Can Momentum Realty connect me with an agent for AMBERLEIGH?
Should you buy in AMBERLEIGH?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near AMBERLEIGH with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: July 11, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (community parcel extract) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2006 (12 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 your area comps.
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