ANDERSON HEIGHTS
Homes for Sale in ORLANDO, FL
True comps, carrying-cost math, and listings before the portals.
Anderson Heights is a small, established pocket of 128 homes built almost entirely in 1972-1973, with a median living area of 1,748 square feet. There is no HOA amenity package identified in current listings, so whatever draws a buyer here is the house and the location, not a clubhouse or gate.
With only 2 active listings and 12 months of supply, this is a thin market in the literal sense — there simply are not many homes to compare against each other right now. That favors buyers on negotiating room and timeline, but it also means pricing here is set case-by-case, home to home, rather than by a deep pool of recent comparable sales.
ANDERSON HEIGHTS right now
🟢 Buyer-leaning market. 18.0 months of supply and 25% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of August 2, 2026. Confidence: Medium (4 active and pending listings, 2 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 2, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
A 1970s-built pocket of Orlando with a compact housing stock and very little turnover, Anderson Heights trades on individual home condition rather than community amenities.
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 ANDERSON HEIGHTS. Swipe to explore the community.
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ANDERSON HEIGHTSWho ANDERSON HEIGHTS is best for.
Best for
- A buyer targeting an established 1970s home footprint (median ~1,748 sq ft) rather than new construction.
- A buyer with flexibility on timeline who can wait for the right one of the few homes that come up.
- A buyer or investor comfortable doing condition-based due diligence on a home built in 1972 or 1973.
Probably not for
- A buyer who wants HOA-managed amenities as part of the purchase — none are identified here currently.
- A buyer who needs a wide selection of active listings to compare before deciding.
- A buyer set on newer-built construction or systems still under original manufacturer warranty.
The market around ANDERSON HEIGHTS
ANDERSON HEIGHTS is a small community — 19 recorded sales on file, most recently in 2024 — too few for its own price trend. Here is the market around it.
In ZIP 32806, 180 homes are on the market and 27% are under contract — a steady corner of ORLANDO.
Across Orange County, 5,873 homes are active and 2,054 pending (26% under contract).
The housing mix here is 98% single family residence, 2% ?.
ZIP and county figures describe the wider market, not ANDERSON HEIGHTS specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in ANDERSON HEIGHTS, ORLANDO
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 ANDERSON HEIGHTS
Live MLS inventory for ANDERSON HEIGHTS. 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 · 110 daysTop listing
Active · 17 days
Active · 12 days
Pending · 25 days
Pending · 24 daysActive and pending ANDERSON HEIGHTS listings as of 2026-08-23, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026. Tap any home to ask about it.
ANDERSON HEIGHTS on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Orange County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Conway Elem · Elementary
- Conway Middle · Middle
- Boone High · High
Zoned schools reflect the assignments reported on recent ANDERSON HEIGHTS listings and can change; always confirm with Orange County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any ANDERSON HEIGHTS address.
Recent Developments in Anderson Heights
Development, infrastructure, retail, and school activity affecting Anderson Heights, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Capstone begins construction on The Gateway luxury apartments
Capstone Building Corp began construction on The Gateway, a 270-unit apartment community at 7250 Shadowridge Drive in Orlando, developed by JBL Development. The five-story gated project spans more than 417,000 square feet and is expected to be completed in late 2027. Amenities include a saltwater pool, fitness center, pickleball court, and a clubhouse with a restaurant and bar.
What it may mean for the marketAdds 270 market rate apartments in a five story building with resort style amenities, expanding the local rental housing stock in the Airport Lakes area of south Orlando. The project is about 5 miles south of Anderson Heights, elsewhere in Orange County.
Source: Construction Owners - July 2026Development
Orange County opens Enclave at Canopy Park with 104 affordable units
Orange County opened The Enclave at Canopy Park, a 104-unit affordable apartment community at 4440 Canopy Park Loop developed by Archway Partners. The county contributed 3 million dollars from its Affordable Housing Trust Fund. The community includes one and two bedroom homes plus a community center, fitness center, technology lab, and EV charging.
What it may mean for the marketAdds 104 income-restricted apartment homes to the local rental supply along with new community amenities and green-certified construction. The project is about 4 miles west of Anderson Heights, elsewhere in Orange County.
Source: ClickOrlando - July 2026Civic
Orange County previews new Innovation Center on West Colonial Drive
Orange County previewed its new Innovation Center at 7149 West Colonial Drive, located within the county's Multicultural Center and Senior Center complex, with an official opening set for Fall 2026. The center will offer technology programs including 3D printing and makerspace prototyping through the Orange County Library System, plus career exploration and workforce training through CareerSource Central Florida.
What it may mean for the marketAdds a county operated civic and technology facility with library and workforce programming to the West Colonial corridor. The project is about 8 miles northwest of Anderson Heights, elsewhere in Orange County.
Source: Orange County Newsroom - June 2026Development
Mixed-use high-rise redesigned for 924 and 934 North Magnolia Avenue
A redesigned 17-story mixed-use high-rise was proposed for 924 and 934 North Magnolia Avenue in Orlando's North Quarter district by Acram Group. The project would include 350 residential units, about 3,300 square feet of ground-floor commercial space, and a parking garage with 510 spaces, replacing two 1972 office buildings. A public plaza is planned at the corner of Magnolia and Weber Street.
What it may mean for the marketWould replace two aging office buildings with 350 residences, ground floor retail, and structured parking, adding housing density and a public plaza along the Orlando Urban Trail. The project is about 4 miles northwest of Anderson Heights, elsewhere in Orange County.
Source: Florida YIMBY - June 2026Development
Planning board approves zoning for 37-story tower at 170 East Washington Street
Orlando's Municipal Planning Board voted to approve a Planned Development amendment for a 37-story, 425-foot mixed-use tower at 170 East Washington Street across from Lake Eola Park. The project would include 252 residential units, a 221-room hotel, a three-story restaurant, and structured parking. It still requires City Council consideration before construction.
What it may mean for the marketWould add a 37 story tower with 252 residences and a hotel to the downtown skyline, replacing a prior approval for a 7 story hotel and increasing high density housing and parking supply. The project is about 3 miles northwest of Anderson Heights, elsewhere in Orange County.
Source: Florida YIMBY - March 2026Development
Orlando approves the 380-acre Dowden Central Community Development District in Lake Nona
Orlando approved the Dowden Central Community Development District, a roughly 380-acre district in the Lake Nona area of southeast Orlando, in March 2026. The district provides the framework to build roads, drainage, utilities, and parks for future development phases.
What it may mean for the marketA new community development district lays the groundwork for large-scale growth in the Lake Nona area, a step that typically precedes new housing and commercial activity nearby. The site is about 9 miles south of Anderson Heights.
Source: ClickOrlando
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 the Orlando Metro.
The ANDERSON HEIGHTS buying strategy.
If we were buying in ANDERSON HEIGHTS 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 ANDERSON HEIGHTS.
A Small, Aging Inventory With Little Turnover
Every home in Anderson Heights was built within a single year of 1972, which means the buyer conversation here is really a condition conversation: original systems and finishes versus renovated. At 1,748 square feet median, homes run to a fairly standard mid-century footprint — not sprawling, not tiny.
Roughly 87% of homes carry a homestead exemption, a strong signal that most owners hold these properties as long-term primary residences rather than cycling them as investment or rental stock. Combined with just 2 active listings against 12 months of supply, that ownership pattern is a big reason inventory stays thin — homes here do not turn over often, and when one does list, there is little else on the market to directly benchmark it against.
The location and the amenities are priced into every listing in ANDERSON HEIGHTS. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, on-market comps run out fast. We work from off-market and expired data, permit history, and direct outreach to owners who have not listed, so a buyer or seller here is not limited to whatever 2 homes happen to be active on a given week.
ANDERSON HEIGHTS 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 ANDERSON HEIGHTS 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 ANDERSON HEIGHTS sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in ANDERSON HEIGHTS, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your ANDERSON HEIGHTS home worth?
Get a no-obligation home value based on real comparable sales in ANDERSON HEIGHTS, 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 ANDERSON HEIGHTS on the map →
ANDERSON HEIGHTS Market Scorecard
ANDERSON HEIGHTS is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $494,700, and homes go under contract in about 32 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
Is ANDERSON HEIGHTS a buyer's or seller's market right now?
How many homes are in ANDERSON HEIGHTS?
What share of ANDERSON HEIGHTS is owner-occupied?
When were the homes in ANDERSON HEIGHTS built?
Do cash buyers compete in ANDERSON HEIGHTS?
Who is the best real estate agent for ANDERSON HEIGHTS?
How do I find a top ORLANDO real estate agent who knows ANDERSON HEIGHTS?
Can Momentum Realty connect me with an agent for ANDERSON HEIGHTS?
Should you buy in ANDERSON HEIGHTS?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near ANDERSON HEIGHTS with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 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 2005 (38 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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