Ashlin Pk Ph 2
Homes for Sale in Windermere, FL
True comps, carrying-cost math, and listings before the portals.
Ashlin Pk 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.
Who Ashlin Pk Ph 2 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 Pk Ph 2
Ashlin Pk Ph 2 is a small community — 5 recorded sales on file, most recently in 2017 — too few for its own price trend. Here is the market around it.
Across Orange County, 5,886 homes are active and 2,019 pending (26% under contract).
The housing mix here is 50% single family residence, 50% townhouse.
ZIP and county figures describe the wider market, not Ashlin Pk Ph 2 specifically. Momentum Research analysis of MLS records.
The Ashlin Pk Ph 2 buying strategy.
If we were buying in Ashlin Pk Ph 2 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 Pk Ph 2.
A Consistent Build Era, Mixed Occupancy
With a median year built of 2016 and every home falling inside a four-year construction span, Ashlin Pk 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 Pk Ph 2. 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 Pk Ph 2 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 Pk Ph 2 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 Pk Ph 2 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Ashlin Pk Ph 2, 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 Pk Ph 2 home worth?
Get a no-obligation home value based on real comparable sales in Ashlin Pk Ph 2, 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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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 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 10 miles southeast of Ashlin Pk Ph 2, 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 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 - October 2025Retail & Dining
New Apopka complex with restaurants and offices set to open in 2026
A new commercial complex in Apopka with restaurants and office space is set to open in 2026, adding retail and workplace space in northwest metro Orlando.
What it may mean for the marketNew retail and office space in Apopka adds everyday conveniences and local jobs, amenity and employment factors that can support nearby housing demand. The project is about 12 miles north of Ashlin Pk Ph 2, elsewhere in Orange County.
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.
Frequently Asked Questions
How many homes are in Ashlin Pk Ph 2?
What share of Ashlin Pk Ph 2 is owner-occupied?
When were the homes in Ashlin Pk Ph 2 built?
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Should you buy in Ashlin Pk Ph 2?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 34786)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| 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.
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