Andover Lakes Ph 03B
Homes for Sale in Orlando, FL
True comps, carrying-cost math, and listings before the portals.
Andover Lakes Ph 03B is a tight, built-out pocket in east Orlando where the homes all date to a narrow late-1990s window, with a median build year of 1999. That means the price here is driven less by architecture and more by condition and updates: two homes of nearly identical size and vintage can trade far apart depending on whether the kitchen, roof, and systems have been touched. The median sits at $472,000, or roughly $199 per square foot on a median footprint just under 2,000 square feet, which gives you a fair sense of the middle of the market rather than a floor or a ceiling.
Posture right now is balanced-to-brisk. A median of 18 days on market says well-prepared listings move, but this is a small community with a thin closing count, so a single unusual sale can swing the numbers. Sellers should price to condition and not assume a stale comp reflects today; buyers should be ready to act on a clean, updated home while staying disciplined on ones that need work.
The 60-Second Overview
Andover Lakes Ph 03B market snapshot (as of July 13, 2026): the median sale price is about $472K ($199 per sq ft over the trailing 12 months of closed sales), and a median 18 days on market for closed sales.
Andover Lakes Ph 03B is a community of 155 homes in Orlando, Orange County, built between 1995 and 1999 (median 1999.0), with a median living area of about 1,982 square feet. 71% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a compact, fully established community of 155 homes built in a short stretch of the late 1990s, so what varies most from listing to listing is upkeep and updates rather than layout or age.
Who Andover Lakes Ph 03B is best for.
Best for
- Buyers targeting a roughly 2,000-square-foot home around the $472,000 median who value a settled, built-out setting
- Buyers willing to move decisively when a well-maintained, move-in-ready listing appears
- Value-minded buyers who will take on a dated home and update it on their own timeline
Probably not for
- Buyers set on new construction or modern floor plans
- Buyers who need a wide selection of active listings to compare at once
- Buyers expecting a large price range of home sizes or styles within one community
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 13 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($472K) IS the median in the snapshot above.
Windows contain 0 to 5 sales each (5 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period %s through %s. Deemed reliable but not guaranteed.
The Andover Lakes Ph 03B buying strategy.
If we were buying in Andover Lakes Ph 03B 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 03B.
A condition-driven market with owner-occupant stability
With every home falling within a 1995-to-1999 build range, the housing stock is remarkably consistent in age and scale. The median living area of about 1,982 square feet points to homes of similar general size, which makes condition, renovations, and lot position the real levers on value. When you evaluate a listing here, weigh the roof, HVAC, and kitchen against the median $199 per square foot before you decide whether a number is high or low.
A homestead share of 71% signals a community weighted toward owner-occupants rather than rentals, which tends to show up in maintenance and turnover patterns. Combined with a small overall count of 155 homes, inventory is naturally limited, and the right listing does not sit long.
The location and the amenities are priced into every listing in Andover Lakes Ph 03B. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, condition-driven community like this, comps have to be read carefully rather than averaged blindly. We help sellers price to the actual state of their home against a $472,000 median, and we help buyers separate a fair number from an optimistic one when the entire market moves on 18-day timelines and thin closing counts.
Andover Lakes Ph 03B 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 03B 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 03B 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 03B, 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 03B home worth?
Get a no-obligation home value based on real comparable sales in Andover Lakes Ph 03B, 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
What is the median home price in Andover Lakes Ph 03B?
How long do homes in Andover Lakes Ph 03B take to sell?
How many homes are in Andover Lakes Ph 03B?
What share of Andover Lakes Ph 03B is owner-occupied?
When were the homes in Andover Lakes Ph 03B built?
Do cash buyers compete in Andover Lakes Ph 03B?
Who is the best real estate agent for Andover Lakes Ph 03B?
How do I find a top Orlando real estate agent who knows Andover Lakes Ph 03B?
Can Momentum Realty connect me with an agent for Andover Lakes Ph 03B?
Should you buy in Andover Lakes Ph 03B?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 13, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (3 streets, ZIP 32825)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2015 (31 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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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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