Andrew Place
Homes for Sale in Orlando, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $510,000, $230 per square foot, a median 43 days on market, sellers accepting 93% of original asking. At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $8,500 ($7,830 with the full homestead exemption).
Andrew Place Ph 01 is a small, established pocket of Orlando housing stock from the late 1980s to mid-1990s, and with only 26 homes in the community, pricing here moves on the specifics of each listing more than on broad neighborhood trend lines. The median sits at $510,000, with price per square foot at $230.14 on a median living area just under 2,000 square feet — condition, updates, and lot specifics will swing an individual sale well beyond that midpoint.
A median of 43 days on market says these homes are not moving instantly, but they are not sitting stale either — it is a pace that rewards a property priced correctly out of the gate over one that tests the top of the market and waits. With homestead exemptions filed on roughly 78% of homes, this reads as a community built around primary-residence ownership rather than transient turnover, which tends to support steadier, more incremental price movement rather than sharp swings.
Nearby homes for sale
No active listings inside Andrew Place Ph 01 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
Andrew Place market snapshot (as of September 12, 2026): the median sale price is about $510K ($230 per sq ft over the trailing 12 months of closed sales), and a median 43 days on market for closed sales.
In ZIP 32817 (Orlando), 249 homes closed in the last 12 months at a median of $380K ($239/sq ft), down 4.6% year over year, with a median 30 days on market. Right now 27 active and 7 pending listings put supply at about 2.8 months — a healthy market. See the live ZIP 32817 housing market and the Orange County market.
Stellar MLS sales records identify 12 homes in Andrew Place that have changed hands since 2008, built between 1989 and 1994 (median 1991), with a median living area of about 2,000 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Andrew Place Ph 01 is a compact 1990s-era Orlando community of just 26 homes, small enough that each closing carries real weight in how the market reads.
Who Andrew Place is best for.
Best for
- Buyers wanting an established, 1990s-built home as a primary residence rather than an investment flip
- Buyers comfortable evaluating value on the merits of the individual home rather than shared community features
- Buyers working with a budget around the community's mid-$500K price point who value consistency of build era
Probably not for
- Buyers who want a newer-construction home built in the last decade or two
- Buyers who expect a pool, clubhouse, or organized recreational amenities included in the community
- Buyers needing a large inventory of active comparable listings to shop from at any given time
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($510K) IS the median in the snapshot above.
Windows contain 0 to 4 sales each (3 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 2011 through 2026. Deemed reliable but not guaranteed.
23% of homes for sale in ZIP 32817 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-08).
The Andrew Place buying strategy.
If we were buying in Andrew Place 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 Andrew Place.
A Small Sample, A Consistent Build Era
Every home in Andrew Place Ph 01 was built within a tight six-year window, 1989 to 1995, with a median build year of 1992. That consistency means buyers are largely comparing homes of similar age and construction era rather than sorting through decades of mixed vintage — the differentiators come down to updates, maintenance, and floor plan rather than era-driven quality gaps.
Current MLS listings show no identified community amenities, which points to this being a straightforward residential setting rather than an amenity-driven HOA community. That keeps ongoing carrying costs simpler to evaluate but means buyers should not expect clubhouse, pool, or recreational infrastructure as part of the value proposition — the appeal here is the home and its location, not shared facilities.
The location and the amenities are priced into every listing in Andrew Place. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this small, every recent closing matters disproportionately to what a home should list or offer at — we track those individual sales closely rather than leaning on broad-area averages that can mask what is actually happening inside Andrew Place Ph 01.
Andrew Place in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Andrew Place 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 Andrew Place sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Andrew Place, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Andrew Place home worth?
Get a no-obligation home value based on real comparable sales in Andrew Place, 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 Andrew Place?
How long do homes in Andrew Place take to sell?
Who is the best real estate agent for Andrew Place?
How do I find a top Orlando real estate agent who knows Andrew Place?
Can Momentum Realty connect me with an agent for Andrew Place?
Should you buy in Andrew Place?
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 September 12, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2011 (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.
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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 local comps.
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