Andover Lakes Ph 01B
Homes for Sale in Orlando, FL
True comps, carrying-cost math, and listings before the portals.
Andover Lakes Ph 01B is a built-out pocket of 121 homes in east Orlando, delivered between 1992 and 2001 with a median build year of 1999. At this age, price here is driven far less by location tier than by condition and updates. A home with an original kitchen, dated systems, and a 20-plus-year roof will trade well below one that has been renovated, and the spread between the two can be wide. Square footage helps too — the median home runs about 1,917 living square feet, which is a functional, middle-of-the-road size for this era.
The ownership pattern is worth noting: roughly 72% of homes here carry a homestead exemption, which points to a largely owner-occupied community with limited turnover. For a seller, that means comps can be thin and each new closing carries weight. For a buyer, it means patience — you may wait for the right listing rather than choose from many at once, and when a well-maintained home appears, it will not sit long.
Who Andover Lakes Ph 01B is best for.
Best for
- Buyers seeking a settled, owner-occupied neighborhood with an established feel rather than a new-build subdivision
- Buyers with budget and appetite to update an older home and build value through renovation
- Long-hold buyers who value stability and low turnover over frequent inventory
Probably not for
- Buyers who need new construction or modern systems without a renovation budget
- Buyers who want a wide range of homes to tour on any given weekend
- Investors counting on quick flips in a slow-turning, owner-occupied market
The market around Andover Lakes Ph 01B
Andover Lakes Ph 01B is a small community — 6 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
Across Orange County, 5,886 homes are active and 2,019 pending (26% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Andover Lakes Ph 01B specifically. Momentum Research analysis of MLS records.
The Andover Lakes Ph 01B buying strategy.
If we were buying in Andover Lakes Ph 01B 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 Andover Lakes Ph 01B.
A condition-driven 1990s market
Because construction spanned 1992 to 2001 with a median year built of 1999, most homes here are approaching or past the point where major systems — roof, HVAC, water heater — reach the end of their service life. That reality is baked into pricing. The single median price figure you see for this community masks a genuine gap between move-in-ready and deferred-maintenance homes, so read each listing on its own merits and budget for inspections accordingly.
The high homestead share and modest home count of 121 mean this is a slow-turning inventory. Sellers benefit from scarcity when their home shows well; buyers should be prepared to move decisively and to verify recent updates rather than assume them, since two homes of the same 1,917-square-foot footprint can carry very different capital needs.
The location and the amenities are priced into every listing in Andover Lakes Ph 01B. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, built-out community with thin turnover, the value is in reading condition against price — knowing which updates were done, which are still owed, and what a fair number looks like when comps are limited. That is the kind of on-the-ground judgment we bring, whether you are pricing a home to sell into scarcity or deciding whether a listing's condition justifies the ask.
Andover Lakes Ph 01B 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 Andover Lakes Ph 01B 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 Andover Lakes Ph 01B sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Andover Lakes Ph 01B, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Andover Lakes Ph 01B home worth?
Get a no-obligation home value based on real comparable sales in Andover Lakes Ph 01B, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
How many homes are in Andover Lakes Ph 01B?
What share of Andover Lakes Ph 01B is owner-occupied?
When were the homes in Andover Lakes Ph 01B built?
Do cash buyers compete in Andover Lakes Ph 01B?
Who is the best real estate agent for Andover Lakes Ph 01B?
How do I find a top Orlando real estate agent who knows Andover Lakes Ph 01B?
Can Momentum Realty connect me with an agent for Andover Lakes Ph 01B?
Should you buy in Andover Lakes Ph 01B?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 32825)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2015 (14 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.
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