Arbor Lakes Ph 1A
Homes for Sale in Odessa, FL
True comps, carrying-cost math, and listings before the portals.
Arbor Lakes Ph 1A prices on space, not amenities. With a median living area near 2,950 square feet and a median sale price of $667,500, the math works out to a median price per square foot of $265.96 — a figure that reflects square footage carrying the value rather than any clubhouse or gate. Homes here were built between 1995 and 2002, so buyers are working with an established, single-era product rather than a mix of vintages.
A median of 19 days on market says these homes move when priced correctly, and a homestead share of 87.8% tells you this is a community where owners tend to stay put rather than cycle through as rentals or flips. For sellers, that combination argues for pricing tight to comparable size and condition rather than chasing outlier numbers. For buyers, it means listings in this pocket do not sit — decisions need to be made close to list.
ARBOR LAKES PH 1A right now
🟡 Still climbing. The trailing-12-month median ($752K) is up 0.0% from the prior 12 months ($752K). With about 6 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending August 2. Confidence: Medium (14 and 8 sales in the two windows).
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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
Arbor Lakes Ph 1A market snapshot (as of July 13, 2026): the median sale price is about $668K ($266 per sq ft over the trailing 12 months of closed sales), and a median 19 days on market for closed sales.
Arbor Lakes Ph 1A is a community of 74 homes in Odessa, Hillsborough County, built between 1995 and 2002 (median 1996.0), with a median living area of about 2,950 square feet. 88% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Arbor Lakes Ph 1A is a small, established enclave of 74 homes in Odessa built between 1995 and 2002, with a median home size near 2,950 square feet that sets it apart from smaller-footprint newer construction nearby.
Who Arbor Lakes Ph 1A is best for.
Best for
- Buyers prioritizing larger square footage over community amenities
- Buyers comfortable with a 1995-2002 build era and the maintenance profile that comes with it
- Buyers ready to act quickly once a well-priced listing appears, given the pace of sales here
Probably not for
- Buyers who want a clubhouse, pool, or other organized amenity package as part of the purchase
- Buyers expecting a wide selection of active listings at any given moment in a 74-home community
- Buyers looking for new or near-new construction rather than a fixed 1995-2002 build window
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 ($668K) IS the median in the snapshot above.
Windows contain 0 to 7 sales each (7 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 Arbor Lakes Ph 1A buying strategy.
If we were buying in Arbor Lakes Ph 1A 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 Arbor Lakes Ph 1A.
Where the Value Actually Sits
There is no community amenity package identified in current MLS listings for Arbor Lakes Ph 1A — no clubhouse, pool, or gated entry driving the number. What the price reflects instead is square footage and an established build era: a median year built of 1996 paired with a median living area of roughly 2,950 square feet. That is a larger-format home for the area, and the median price per square foot of $265.96 should be read against that scale rather than compared directly to smaller houses down the road.
The 87.8% homestead share is worth sitting with. In a 74-home community, that level of owner-occupancy suggests limited turnover and a market where inventory can be thin at any given moment. Combined with a median 19 days on market, well-priced listings here do not linger — buyers should expect to move decisively, and sellers should expect that overpricing relative to size and condition will show up quickly in extended time on market rather than a quiet sale.
The location and the amenities are priced into every listing in Arbor Lakes Ph 1A. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 74-home community with no amenity narrative to lean on and a tight window between listing and contract, pricing precision and access to real-time comparables matter more than marketing copy. Momentum tracks per-square-foot trends and days-on-market pace here specifically so buyers and sellers are working from current numbers, not last quarter's.
Arbor Lakes Ph 1A 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 Arbor Lakes Ph 1A 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 Arbor Lakes Ph 1A sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Arbor Lakes Ph 1A, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Arbor Lakes Ph 1A home worth?
Get a no-obligation home value based on real comparable sales in Arbor Lakes Ph 1A, 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 Arbor Lakes Ph 1A?
How long do homes in Arbor Lakes Ph 1A take to sell?
How many homes are in Arbor Lakes Ph 1A?
What share of Arbor Lakes Ph 1A is owner-occupied?
When were the homes in Arbor Lakes Ph 1A built?
Do cash buyers compete in Arbor Lakes Ph 1A?
Who is the best real estate agent for Arbor Lakes Ph 1A?
How do I find a top Odessa real estate agent who knows Arbor Lakes Ph 1A?
Can Momentum Realty connect me with an agent for Arbor Lakes Ph 1A?
Should you buy in Arbor Lakes Ph 1A?
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 (2 streets, ZIP 33556)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2014 (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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($752K) IS the median in the snapshot above, and the move from 2025 ($752K) IS the +0.0% one-year change.
Windows contain 0 to 15 sales each (14 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 2004 through 2026. Deemed reliable but not guaranteed.
29% of homes for sale in ZIP 33556 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 (2026-08-01).
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (7 streets, ZIP 33556)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2004 (114 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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