Ashlin Park Ph 1
Homes for Sale in Windermere, FL
True comps, carrying-cost math, and listings before the portals.
Ashlin Park Ph 1 is a tight, newer pocket in Windermere — 110 homes built across a narrow 2015 to 2018 window, with a median build of 2016. That consistency matters: when the housing stock is this uniform in age and sits around 2,337 square feet at the median, price is driven less by vintage and more by condition, finish level, and lot position. The median sits at $600,000, or roughly $274 per square foot, and the spread you see between listings will come down to how each home has been kept rather than fundamentally different eras of construction.
The current posture is a soft one. Prices are down 5.9% year over year, and homes are moving in a median of 24 days — quick enough that well-presented, correctly-priced homes still transact, but the negative annual trend means sellers should not anchor to last year's numbers. For buyers, that combination is workable: inventory is turning, so you need to be ready to act, but the pricing trend gives you room to negotiate on anything sitting or showing deferred condition. Note the closings window here is thin — only three recent closings inform this snapshot — so treat the medians as directional, not precise.
Ashlin Park Ph 1 right now
🟡 Off the recent peak. The trailing-12-month median ($600K) is down 5.9% from the prior 12 months ($638K). With about 2 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 July 13. Confidence: Low (3 and 4 sales in the two windows).
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Updated July 13, 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
Ashlin Park Ph 1 market snapshot (as of July 13, 2026): the median sale price is about $600K ($274 per sq ft over the trailing 12 months of closed sales), and a median 24 days on market for closed sales. The trailing-12-month median is down 6% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 closings in the current window).
Ashlin Park Ph 1 is a community of 110 homes in Windermere, Orange County, built between 2015 and 2018 (median 2016), with a median living area of about 2,337 square feet. 54% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a small, cohesive community of relatively new construction in Windermere, where the homes are close in age and size, so the real variable between one listing and the next is condition and lot rather than architectural era.
Who Ashlin Park Ph 1 is best for.
Best for
- Buyers targeting roughly the $600,000 mark who want newer, low-surprise construction
- Purchasers who value uniform stock and are comfortable acting inside a ~24-day market
- Owner-occupants planning a longer hold who can use the current pricing dip as negotiating room
Probably not for
- Bargain hunters expecting a broad range of price points or entry-level pricing
- Buyers who want older homes with architectural variety or established landscaping
- Short-horizon buyers uneasy with a negative year-over-year price trend
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 ($600K) IS the median in the snapshot above, and the move from 2025 ($638K) IS the -5.9% one-year change.
Windows contain 0 to 5 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 %s through %s. Deemed reliable but not guaranteed.
The Ashlin Park Ph 1 buying strategy.
If we were buying in Ashlin Park Ph 1 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 Ashlin Park Ph 1.
A uniform stock in a softening market
With just 110 homes all built between 2015 and 2018, Ashlin Park Ph 1 behaves like a single product line. The median living area near 2,337 square feet tells you these are substantial homes, and at about $274 per square foot the pricing is coherent across the community. When a home lists above or below the $600,000 median, look first at updates, condition, and where the lot sits — those are the levers here, not age.
A homestead share of roughly 54% means a little over half the homes are owner-occupied at the tax level, with the balance held otherwise. That's useful context when you weigh how a given home has been maintained and how the community is likely to hold together over a hold period. Combined with the 5.9% year-over-year dip and a fast 24-day median, the read is a market that is repricing but still liquid.
The location and the amenities are priced into every listing in Ashlin Park Ph 1. 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 Ashlin Park Ph 1 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 3 factors (6.1). Basis: Recent Direction -5.9% year-over-year; Owner Commitment 54% owner-occupied; Pricing Power 97.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community this small, a handful of closings can swing the medians, so pricing well takes real local read rather than a broad comp pull. We track condition and lot differences home by home in Ashlin Park Ph 1, and we'll tell you plainly when a listing is priced to the trend or fighting it — on both the buy and sell side.
Ashlin Park Ph 1 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 Ashlin Park Ph 1 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 Ashlin Park Ph 1 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Ashlin Park Ph 1, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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Recent Developments in Ashlin Park Ph 1
Development, infrastructure, retail, and school activity affecting Ashlin Park Ph 1, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 8 miles east of Ashlin Park Ph 1, 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 3 miles east of Ashlin Park Ph 1, elsewhere in Orange County.
Source: ClickOrlando - July 2026Civic
Orange County previews new Innovation Center on West Colonial Drive
Orange County previewed its new Innovation Center at 7149 West Colonial Drive, located within the county's Multicultural Center and Senior Center complex, with an official opening set for Fall 2026. The center will offer technology programs including 3D printing and makerspace prototyping through the Orange County Library System, plus career exploration and workforce training through CareerSource Central Florida.
What it may mean for the marketAdds a county operated civic and technology facility with library and workforce programming to the West Colonial corridor. The project is about 6 miles north of Ashlin Park Ph 1, elsewhere in Orange County.
Source: Orange County Newsroom - June 2026Development
Mixed-use high-rise redesigned for 924 and 934 North Magnolia Avenue
A redesigned 17-story mixed-use high-rise was proposed for 924 and 934 North Magnolia Avenue in Orlando's North Quarter district by Acram Group. The project would include 350 residential units, about 3,300 square feet of ground-floor commercial space, and a parking garage with 510 spaces, replacing two 1972 office buildings. A public plaza is planned at the corner of Magnolia and Weber Street.
What it may mean for the marketWould replace two aging office buildings with 350 residences, ground floor retail, and structured parking, adding housing density and a public plaza along the Orlando Urban Trail. The project is about 7 miles northeast of Ashlin Park Ph 1, elsewhere in Orange County.
Source: Florida YIMBY - June 2026Development
Planning board approves zoning for 37-story tower at 170 East Washington Street
Orlando's Municipal Planning Board voted to approve a Planned Development amendment for a 37-story, 425-foot mixed-use tower at 170 East Washington Street across from Lake Eola Park. The project would include 252 residential units, a 221-room hotel, a three-story restaurant, and structured parking. It still requires City Council consideration before construction.
What it may mean for the marketWould add a 37 story tower with 252 residences and a hotel to the downtown skyline, replacing a prior approval for a 7 story hotel and increasing high density housing and parking supply. The project is about 7 miles northeast of Ashlin Park Ph 1, elsewhere in Orange County.
Source: Florida YIMBY - 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 12 miles southeast of Ashlin Park Ph 1.
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 Northeast Florida.
Frequently Asked Questions
What is the median home price in Ashlin Park Ph 1?
How long do homes in Ashlin Park Ph 1 take to sell?
How many homes are in Ashlin Park Ph 1?
What share of Ashlin Park Ph 1 is owner-occupied?
When were the homes in Ashlin Park Ph 1 built?
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Should you buy in Ashlin Park Ph 1?
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 (6 streets, ZIP 34786)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2017 (20 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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