Arbors Meadow Woods
Homes for Sale in Orlando, FL
All 4,319 homes for sale in Orlando, FL · median $379,900 · 476 townhomes for sale in Orlando · 210 homes for sale in 32824 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, Arbors Mdw Woods in Orlando, FL has 5 homes for sale. Over the 12 months ending 2026-09-20, 6 recorded sales closed at a median of $404,500, $207 per square foot, a median 58 days on market, sellers accepting 96% of original asking (-4% versus the prior year). Homes listed or recently sold were built 2018 - 2020; 11 of 11 report an HOA (median $115/mo); none of the 11 geocoded homes sit in a FEMA special flood hazard zone (median elevation 85 ft). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $6,740 ($6,070 with the full homestead exemption).
Last 30 days in Arbors Meadow Woods: 2 under contract right now, 1 closed sale (median $350,000). As of October 24, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
Arbors Meadow Woods right now
🟢 Buyer-leaning market. 8.6 months of supply and 17% 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 September 20, 2026. Confidence: Medium (6 active and pending listings, 6 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($404K) is down 3.7% from the prior 12 months ($420K). With about 5 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 September 20. Confidence: Low (6 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 24, 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
Arbors Meadow Woods market snapshot (as of September 20, 2026): the median sale price is about $404K ($207 per sq ft over the trailing 12 months of closed sales), a median 59 days on market for closed sales, and 8.6 months of supply, a buyer-leaning market. The trailing-12-month median is down 4% from the prior 12 months, computed from record-level Stellar MLS closed sales (6 closings in the current window).
In ZIP 32824 (Orlando), 673 homes closed in the last 12 months at a median of $410K ($220/sq ft), down 3.4% year over year, with a median 39 days on market. Right now 108 active and 27 pending listings put supply at about 4.3 months - a balanced market. See the live ZIP 32824 housing market and the Orange County market.
County records show 6 qualified sales in Arbors Meadow Woods across 2024 - 2025 (3 in 2024, 3 in 2025), median $425,000 - the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Flood zones in Arbors Meadow Woods: of 10 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in Orlando.
Arbors Meadow Woods is a community of 209 homes in Orlando, Orange County, built between 2018 and 2020 (median 2019), with a median living area of about 2,039 square feet. 44% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Arbors Meadow Woods. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Arbors Meadow WoodsPhotos from Stellar MLS listings in Arbors Meadow Woods; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($404K) IS the median in the snapshot above, and the move from 2025 ($420K) IS the -3.7% one-year change.
Windows contain 2 to 9 sales each (6 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 2021 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Orange County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Orange County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
ARBORS/MDW WOODS Market Scorecard
ARBORS/MDW WOODS is currently a seller's market. About 3.4 months of supply, a median asking price of $382,450, and homes go under contract in about 133 days.
Typical home value in the 32824 ZIP is $396,366, right around the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · 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.
Homes For Sale Right Now in Arbors Meadow Woods
Live MLS inventory for Arbors Meadow Woods. 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 · 176 daysTop listingActive · 86 daysPending · 60 daysPending · 78 daysActive and pending Arbors Meadow Woods listings as of 2026-10-23, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2021 through 2026. Tap any home to ask about it.
Arbors Meadow Woods 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 contributors.
Life at Arbors Meadow Woods
- Playground · reported on 9 of 10 listings
- Pool · reported on 9 of 10 listings
- Community Mailbox · reported on 6 of 10 listings
- Clubhouse · reported on 4 of 10 listings
- Dog Park · reported on 3 of 10 listings
- Deed Restrictions · reported on 3 of 10 listings
- Maintenance · reported on 2 of 10 listings
- Fence Restrictions · reported on 2 of 10 listings
- Park · reported on 2 of 10 listings
- Security · reported on 1 of 10 listings
- Touchless Entry · reported on 1 of 10 listings
- Vehicle Restrictions · reported on 1 of 10 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Orange County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Wyndham Lakes Elementary · Elementary
- Meadow Wood Middle · Middle
- Cypress Creek High · High
Zoned schools reflect the assignments reported on recent Arbors Meadow Woods 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 Arbors Meadow Woods address.
Shop the zone: Homes zoned for Cypress Creek High High School · Homes zoned for Cypress Lake High School
Recent Developments in Arbors Mdw Woods
Development, infrastructure, retail, and school activity affecting Arbors Mdw Woods, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Development
Orange County commissioners approve Tuscana land use plan in Shingle Creek Basin on 4-3 vote
Commissioners voted 4-3 to approve the Tuscana land use application from Shingle Creek Co-Owners LLC and Geyer Development, reversing a unanimous rejection in May 2025. The plan includes more than 1,000 hotel rooms, about 4,000 apartments and commercial buildings, with conditions for a raised road, flood mitigation and wetland protection. The developer projects thousands of jobs at full build-out.
What it may mean for the marketThe approval could add substantial rental housing, hotel capacity and commercial space in the Shingle Creek area, while flood-mitigation conditions will shape how and when it is built. The site is about 7 miles west of Arbors Mdw Woods.
Source: Spectrum News 13 - September 2026Infrastructure
CFX holds public meetings on 14-mile toll road through part of Split Oak Forest
The Central Florida Expressway Authority held public meetings on Sept. 16 and 17 for a 14-mile road from State Road 417 near Boggy Creek Road in Orange County to Nova Road in Osceola County. CFX says portions could begin construction next year and that the road would ease traffic on Narcoossee Road. The agency faces a legal challenge from Orange County and is pursuing an eminent domain case.
What it may mean for the marketIf built, the road would add a new east-west route between Lake Nona and St. Cloud, changing commute options and access to east Orange and Osceola land. The site is about 10 miles east of Arbors Mdw Woods.
Source: Spectrum News 13 - August 2026Retail & Dining
Plans for Mattel indoor water park near Lake Buena Vista Factory Stores expand to 13 acres
Updated plans for the site off State Road 535 show a 95,000-square-foot indoor water park designed by Martin Aquatic, a separate 45,000-square-foot entertainment building and nearly 900 parking spaces. The tower height rises to as much as 100 feet and still needs Orange County approval. About 200 jobs are expected, and no opening date has been announced.
What it may mean for the marketThe project would add visitor attractions, dining and roughly 200 jobs near the State Road 535 corridor, with added traffic and parking demand nearby. The site is about 10 miles west of Arbors Mdw Woods.
Source: FOX 35 Orlando - 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 northeast of Arbors Mdw Woods, 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 9 miles north of Arbors Mdw Woods, elsewhere in Orange County.
Source: ClickOrlando - 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 5 miles east of Arbors Mdw Woods.
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 Arbors Meadow Woods buying strategy.
If we were buying in Arbors Meadow Woods 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 Arbors Meadow Woods.
A closer look at the Arbors Meadow Woods market
At a median of $207 per square foot, Arbors Meadow Woods prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 8.6 months of supply, a buyer-leaning market and the trailing-12-month median down 4% year over year. Homes that do trade take a median 59 days on market, useful leverage on any listing that has lingered.
The housing stock is 209 homes built between 2018 and 2020, and 44% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Arbors Meadow Woods. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Arbors Meadow Woods buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 4 factors (4.5). Basis: Recent Direction -3.7% year-over-year; Liquidity & Demand 8.6 months of supply; Owner Commitment 44% owner-occupied; Pricing Power 95.7% sale-to-list. Refreshed with each data update.
Tools for a Arbors Meadow Woods 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 Arbors Meadow Woods sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Arbors Meadow Woods, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Arbors Meadow Woods home worth?
Get a no-obligation home value based on real comparable sales in Arbors Meadow Woods, 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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Recently off market in Arbors Mdw Woods
Homes in Arbors Mdw Woods that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 3 on record.
- 15187 Willow Arbor Circle · off market
- 15493 Willow Arbor Circle · off market
- 15523 Willow Arbor Circle · off market
| Location | Orlando, Orange County, FL · ZIP 32824 |
|---|---|
| Homes in the community | 209 (FL DOR 2025 assessment roll) |
| Years built | 2018–2020 (median 2019) |
| Typical living area | 2,039 sq ft (median) |
| Home types (current listings and sales) | single-family 55%, townhouses 36%, half duplex 9% |
| Amenities listed by sellers | Pool, Playground, Community Mailbox, Clubhouse, Dog Park, Deed Restrictions |
| Sale prices, last 12 months | $404,500 median across 6 closed sales · $207 per sq ft · -3.7% vs the prior 12 months |
| Days on market (closed sales) | 58 median |
| For sale right now | 5 active, 1 pending · median asking $405,000 · 8.6 months of supply |
| Owner-occupied (homestead) share | 44% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2021 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Arbors Meadow Woods key facts,” movewithmomentum.com/neighborhoods/arbors-mdw-woods-orlando, data as of September 20, 2026.
Housing distress & ownership in Arbors Mdw Woods, 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 October 2026 through October 2026. Deemed reliable but not guaranteed.
Just listed in Arbors Meadow Woods
The newest homes for sale in Arbors Meadow Woods right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 15613 Willow Arbor Circle $335,000 · 3 bd · 2.5 ba · 1,596 sq ft · listed Jul 28, 2026 Courtesy of AGENT TRUST REALTY CORPORATION
- 15078 Willow Arbor Circle $429,900 · 4 bd · 2.5 ba · 2,076 sq ft · listed Apr 29, 2026 Courtesy of ZIRO REALTY
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Arbors Mdw Woods Orlando Right Now (4)
All 4 active and pending Arbors Mdw Woods Orlando listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1572 Astoria Arbor Lane · $405,000 · 4 bd / 2.5 ba · pending · listed Aug 17, 2026 · listed by Opendoor Brokerage Llc
- 1549 Astoria Arbor Lane · $400,000 · 3 bd / 2.5 ba · pending · listed Aug 11, 2026 · listed by Sovereign Real Estate Group
- 15613 Willow Arbor Circle · $335,000 · 3 bd / 2.5 ba · listed Jul 28, 2026 · listed by Agent Trust Realty Corporation
- 15078 Willow Arbor Circle · $429,900 · 4 bd / 2.5 ba · listed Jul 26, 2026 · listed by Ziro Realty
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Orlando guides & data
- Market data
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- Best neighborhoods
- Flood zones
- Property taxes (Orange County)
- Homestead exemption (Orange County)
- Home insurance cost
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Willow Arbor Circle (27 homes on record)
What it really costs to own in Arbors Meadow Woods
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $115/month across 11 MLS listings (most billed monthly; 2026-10-24). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Orange County is $1,409/yr (4,204 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 10 listing addresses checked against the FEMA flood map, 100% sit outside the high-risk zone. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 2019 across 10 listings. Newer roofs and current wind-mitigation features usually mean the lower end of insurance quotes. |
Email me new listings in Arbors Meadow Woods
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Arbors Meadow Woods
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Arbors Meadow Woods will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Arbors Meadow Woods?
How long do homes in Arbors Meadow Woods take to sell?
Is Arbors Meadow Woods a buyer's or seller's market right now?
How many homes are in Arbors Meadow Woods?
What share of Arbors Meadow Woods is owner-occupied?
When were the homes in Arbors Meadow Woods built?
Who is the best real estate agent for Arbors Meadow Woods?
How do I find a top Orlando real estate agent who knows Arbors Meadow Woods?
Can Momentum Realty connect me with an agent for Arbors Meadow Woods?
Where is Arbors Meadow Woods, and what county is it in?
Is Arbors Meadow Woods in a flood zone?
Is Arbors Meadow Woods a good place to live?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 23, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32824)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2021 (28 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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See how Arbors Mdw Woods fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Arbors Meadow Woods
- Home values · What homes in Arbors Meadow Woods actually sell for
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