Ashley
Homes for Sale in Grand Island, FL
All 23 homes for sale in Grand Island, FL · median $369,900 · 19 homes for sale in 32735 · Lake County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, the MLS records 6 closed sales in Ashley Sub in Grand Island, FL since 2016, the most recent in July 2025. Across Grand Island as a whole, 66 homes closed in the last 12 months at a median of $329,900, 52 median days on market, with 19 homes for sale today. At that median and Lake County's FY2025-26 rate of 16.65 mills, annual property tax runs about $5,490 ($4,820 with the full homestead exemption).
Ashley sits in Grand Island, within Lake County, and current MLS activity does not surface any listed community amenities. That absence matters: without a clubhouse, pool, or other shared feature driving part of the price, value here comes down almost entirely to the individual lot and structure.
With no pricing or inventory data currently reported for this community, we are not in a position to characterize the market's pace or pricing posture. Any buyer or seller move should start with a direct pull of current listings and recent closed comparables rather than a general read on the area.
Figures in this note are as of July 21, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside AshleyHomes for Sale in Grand Island, FL 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
Ashley is a small, unamenitized subdivision in Grand Island, Lake County, where current MLS records show no listed community features such as a pool, clubhouse, or shared recreation space.
Stellar MLS sales records identify 8 homes in Ashley that have changed hands since 2008, built between 1992 and 1993 (median 1992), with a median living area of about 999 sq ft and a typical 2-bedroom, 1-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.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Ashley is best for.
Best for
- Buyers prioritizing the house and lot over community perks
- Buyers comfortable researching individual comparables rather than relying on amenity-driven pricing
- Buyers seeking a straightforward subdivision in Grand Island without added HOA recreational fees
Probably not for
- Buyers who want a clubhouse, pool, or other on-site amenities as part of the purchase
- Buyers expecting readily available community-level pricing trends to guide an offer
- Buyers who want a heavily packaged, amenity-marketed community experience
The market around Ashley
Ashley is too small for its own price trend, so here is the market around it.
In ZIP 32735, 33 homes are on the market and 24% are under contract — a steady corner of Grand Island.
Across Lake County, 3,179 homes are active and 1,077 pending (25% under contract).
In ZIP 32735 (Grand Island), 77 homes closed in the last 12 months at a median of $330K ($171/sq ft), down 4.2% year over year, with a median 50 days on market. Right now 21 active and 4 pending listings put supply at about 4.2 months — a balanced market. See the live ZIP 32735 housing market and the Lake County market.
ZIP and county figures describe the wider market, not Ashley specifically. Momentum Research analysis of MLS records.
Ashley by the numbers
From county property records and closed MLS sales for the Ashley subdivision: 6 homes on record; built 1992–1993; typical size about 934 heated sq ft; 2 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2016 | 2 | $61,500 |
| 2021 | 1 | $163,500 |
| 2022 | 1 | $259,000 |
| 2024 | 1 | $255,000 |
| 2025 | 1 | $199,000 |
Newest recorded sale: $199,000 on 2025-07-15.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
The Ashley buying strategy.
If we were buying in Ashley 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 Ashley.
A no-frills lot-and-house market
Because no community amenities are identified in current listings, Ashley reads as a straightforward residential subdivision rather than an amenity-driven community. Buyers here are typically evaluating the home itself, the lot, and its position in Grand Island rather than paying for shared infrastructure.
This kind of community can be appealing to buyers who have no interest in HOA-run amenities or the fees that come with them, but it also means there is less packaged data to lean on when comparing this subdivision to nearby ones. A grounded valuation depends on pulling specific recent listings and sales rather than relying on community-level averages.
The location and the amenities are priced into every listing in Ashley. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a subdivision with no packaged amenity data and limited surface-level statistics, the work shifts to direct comparable analysis, lot-by-lot condition assessment, and knowing what is actually active or recently closed nearby. That is the level of detail we bring to a conversation about Ashley.
Ashley 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 Ashley 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 Ashley sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Ashley, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Ashley home worth?
Get a no-obligation home value based on real comparable sales in Ashley, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Grand Island →
Should you buy in Ashley?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2016 (6 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.
Recent Developments in Ashley Sub
Development, infrastructure, retail, and school activity affecting Ashley Sub, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- August 2026Parks & Amenities
Lake County approves buying 11 miles of CSX rail corridor for Wekiva Trail extension
Lake County commissioners voted to buy an 11-mile CSX rail corridor to extend the Wekiva Trail from Sorrento toward Mount Dora, Eustis and Leesburg. Property costs exceed $20 million, funded by the Lake Forever bond, an expected Florida Communities Trust grant and other sources. The final purchase agreement waits on the outcome of the November property tax amendment.
What it may mean for the marketA continuous trail linking Sorrento, Mount Dora, Eustis and Leesburg would add recreation and non-car connections across north Lake County. The site is about 9 miles southeast of Ashley Sub.
Source: Spectrum News 13 - March 2025Development
Lake County approves rezoning for the Wolf Branch Innovation District near Mount Dora
Lake County approved a rezoning for the Wolf Branch Innovation District, a large mixed-use employment district planned near Mount Dora and State Road 46, clearing the way for a long-term jobs and commercial hub in east Lake County.
What it may mean for the marketA large new employment and mixed-use district near Mount Dora points to long-term job growth in east Lake County, a structural demand driver for housing in the surrounding area. The site is about 8 miles south of Ashley Sub.
Source: GrowthSpotter
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 Northeast Florida.
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Common questions about Ashley
Where is Ashley?
Ashley is a community in Grand Island, Lake County, Florida, ZIP 32735.
How many homes are in Ashley?
County property records list 6 homes in Ashley, built between 1992 and 1993; the typical home is about 934 heated square feet.
What do homes in Ashley sell for?
Ashley has no MLS sales in the last 12 months. The most recent year with recorded sales on file is 2025 (1 sale, median $199,000). For context, ZIP 32735 has 33 homes on the market with 24% under contract.
Are there homes for sale in Ashley right now?
No active listings inside Ashley at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Ashley have an HOA or CDD?
No HOA is on record for Ashley in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
More Grand Island & Lake County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Lake County or the full Neighborhood Finder.
| Location | Grand Island, Lake County, FL · ZIP 32735 |
|---|---|
| Homes in the community | 19 (FL DOR 2025 assessment roll) |
| Years built | 1992–1993 (median 1992) |
| Typical living area | 999 sq ft (median) |
| Owner-occupied (homestead) share | 84% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2016 through 2025; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Ashley key facts,” movewithmomentum.com/neighborhoods/ashley-sub, data as of September 20, 2026.
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