Ashlin Park
Homes for Sale in Windermere, FL
All 240 homes for sale in Windermere, FL · median $950,000 · 209 homes for sale in 34786 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, the MLS records 12 closed sales in Ashlin Pk Ph 2 in Windermere, FL since 2015, the most recent in April 2017. Across Windermere as a whole, 449 homes closed in the last 12 months at a median of $640,000, 39 median days on market, with 224 homes for sale today. At that median and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $10,670 ($10,000 with the full homestead exemption).
Ashlin Park Ph 2 is a tight-band community: every home was built between 2015 and 2018, with a median build year of 2016. That kind of construction consistency means less variance in systems age and layout style than you'd find in an older, phased-in neighborhood — condition differences here tend to come down to upkeep and finish level rather than era.
There is no closing activity in the current tracked window, so we don't have fresh transaction data to point to for pricing trend or pace. That's not unusual for a smaller, built-out community of 184 homes — it just means a buyer or seller here should lean on a direct comparable pull rather than assume recent market commentary applies.
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 Ashlin ParkHomes for Sale in Windermere, 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
A built-out Windermere community of 184 homes constructed within a tight 2015-2018 window, with a median living area of 1,724 square feet — a size profile that points to efficient, single-family floor plans rather than large-format construction.
Stellar MLS sales records identify 149 homes in Ashlin Park that have changed hands since 2015, built between 2015 and 2017 (median 2016), with a median living area of about 1,950 sq ft and a typical 3-bedroom, 2.5-bath layout. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 3 qualified sales in Ashlin Park across 2024–2025 (2 in 2024, 1 in 2025), median $775,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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 Ashlin Park is best for.
Best for
- A buyer looking for a home built within a narrow, recent construction window rather than a mix of older and newer stock.
- A buyer comfortable making an offer based on a direct comparable pull rather than recent closed-sale trend data.
- An investor evaluating occupancy mix, given that a notable share of homes here are not currently homesteaded.
Probably not for
- A buyer who wants confirmed, listed community amenities as part of the purchase decision.
- A buyer who wants recent sales activity in this specific community to anchor a price expectation.
- A buyer seeking a wide range of home ages or architectural vintages within one neighborhood.
The market around Ashlin Park
Ashlin Park is too small for its own price trend, so here is the market around it.
In ZIP 34786, 336 homes are on the market and 26% are under contract — a steady corner of Windermere.
Across Orange County, 5,909 homes are active and 1,877 pending (24% under contract).
In ZIP 34786 (Windermere), 788 homes closed in the last 12 months at a median of $640K ($261/sq ft), down 0.6% year over year, with a median 40 days on market. Right now 131 active and 43 pending listings put supply at about 3.7 months — a balanced market. See the live ZIP 34786 housing market and the Orange County market.
ZIP and county figures describe the wider market, not Ashlin Park specifically. Momentum Research analysis of MLS records.
The Ashlin Park buying strategy.
If we were buying in Ashlin Park 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.
A Consistent Build Era, Mixed Occupancy
With a median year built of 2016 and every home falling inside a four-year construction span, Ashlin Park Ph 2 doesn't carry the wide condition spread you see in communities built out over a decade or more. Structural systems, codes, and layout conventions are going to be broadly similar from one address to the next, which simplifies comparisons but also means differentiation between listings often comes down to interior updates and maintenance rather than build generation.
Homestead exemption is recorded on 44% of homes, meaning a majority of the properties in this community are not currently claimed as a primary residence under that exemption. That's worth noting for both buyers and sellers — it can point to a meaningful share of non-owner-occupied or investment-held units, which affects everything from HOA responsiveness to how quickly a given listing turns over. We did not find community amenities listed in current MLS data for this neighborhood; that doesn't mean none exist, only that it isn't confirmed through the listing feed, so verify directly if amenities are a priority.
The location and the amenities are priced into every listing in Ashlin Park. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with no recent closings to benchmark against and unconfirmed amenity data, the value of a broker is in the legwork — pulling actual comparables, verifying HOA documents and any amenity access directly rather than relying on a listing description, and reading the homestead/occupancy mix for what it signals about a specific address. That's the kind of groundwork we do before a client makes an offer or sets a list price here.
Ashlin Park 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 Ashlin Park 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 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, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Ashlin Park home worth?
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Should you buy in Ashlin Park?
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 2015 (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.
Recent Developments in Ashlin Pk Ph 2
Development, infrastructure, retail, and school activity affecting Ashlin Pk Ph 2, 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 9 miles south of Ashlin Pk Ph 2.
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 9 miles south of Ashlin Pk Ph 2.
Source: FOX 35 Orlando - 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 4 miles southeast of Ashlin Pk Ph 2, 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 site is about 3 miles north of Ashlin Pk Ph 2.
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 6 miles northeast of Ashlin Pk Ph 2, 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 6 miles east of Ashlin Pk Ph 2, elsewhere in Orange County.
Source: Florida YIMBY
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 Ashlin Park
Where is Ashlin Park?
Ashlin Park is a community in Windermere, Orange County, Florida, ZIP 34786.
Are there homes for sale in Ashlin Park right now?
No active listings inside Ashlin Park at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Ashlin Park have an HOA or CDD?
No HOA is on record for Ashlin Park 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.
| Location | Windermere, Orange County, FL · ZIP 34786 |
|---|---|
| Homes in the community | 34 (FL DOR 2025 assessment roll) |
| Years built | 2015–2018 (median 2016.0) |
| Typical living area | 2,798 sq ft (median) |
| Owner-occupied (homestead) share | 56% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2015 through 2017; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Ashlin Park key facts,” movewithmomentum.com/neighborhoods/ashlin-pk-ph-2, data as of September 20, 2026.
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Windermere guides & data
- Market data
- Cost of living
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- Flood zones
- Property taxes (Orange County)
- Homestead exemption (Orange County)
- Home insurance cost
- New construction
Florida buyer guides
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- 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.
- Water Run Alley (38 homes on record)
- Water Run Alley (10 homes on record)
- Water Run Alley (2 homes on record)
Nearby Communities
Explore more neighborhoods near Ashlin Park with Momentum Realty’s local guides.