BARCLAY RESERVE TWNHMS
Homes for Sale in ORLANDO, FL
True comps, carrying-cost math, and listings before the portals.
Barclay Reserve is a small, established townhome community — 131 homes built out mostly between 1987 and 2010, with a median build year of 2007. That range matters more than any single stat: construction era and unit condition, not neighborhood-wide trends, are what will drive value conversations here.
With only one active listing and roughly twelve months of supply, this is a thin, buyer-leaning market by the numbers, but thin inventory cuts both ways — a seller with a well-kept unit has little direct competition to worry about, while a buyer has almost nothing to compare it against. Expect negotiations to hinge on the specific unit's age, updates, and condition rather than on broad market momentum.
BARCLAY RESERVE TWNHMS right now
🟡 Balanced market. 6.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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 August 2, 2026. Confidence: Low (1 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 2, 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
Barclay Reserve is a compact Orange County townhome community in Orlando, built out over roughly two decades, with a median home dating to 2007 and typical living space around 2,145 square feet.
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.
The setting & the homes.
Aerial and on-site photos of BARCLAY RESERVE TWNHMS. Swipe to explore the community.
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BARCLAY RESERVE TWNHMSWho BARCLAY RESERVE TWNHMS is best for.
Best for
- A buyer prioritizing a specific, already-identified unit over broad selection
- Someone comfortable evaluating condition unit-by-unit given the wide construction-year spread
- A longer-term owner-occupant, given the community's higher share of homestead-exempt owners
Probably not for
- A buyer who wants several active listings to compare before deciding
- Anyone expecting a fast resale in a market currently running around twelve months of supply
- A buyer relying on amenity-rich common areas without first verifying current HOA access
The market around BARCLAY RESERVE TWNHMS
BARCLAY RESERVE TWNHMS is a small community — 5 recorded sales on file, most recently in 2022 — too few for its own price trend. Here is the market around it.
In ZIP 32826, 52 homes are on the market and 29% are under contract — a steady corner of ORLANDO.
Across Orange County, 5,873 homes are active and 2,054 pending (26% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not BARCLAY RESERVE TWNHMS specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in BARCLAY RESERVE TWNHMS, 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 August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in BARCLAY RESERVE TWNHMS
Live MLS inventory for BARCLAY RESERVE TWNHMS. 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 and pending BARCLAY RESERVE TWNHMS listings as of 2026-08-23, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2016 through 2025. Tap any home to ask about it.
BARCLAY RESERVE TWNHMS 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, tiles © CARTO.
Life at BARCLAY RESERVE TWNHMS
- Park · reported on 1 of 1 listings
- Playground · reported on 1 of 1 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
- East Lake Elem · Elementary
- Corner Lake Middle · Middle
- East River High · High
Zoned schools reflect the assignments reported on recent BARCLAY RESERVE TWNHMS 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 BARCLAY RESERVE TWNHMS address.
The BARCLAY RESERVE TWNHMS buying strategy.
If we were buying in BARCLAY RESERVE TWNHMS 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 BARCLAY RESERVE TWNHMS.
A small, slow-moving pocket
At 131 homes total and just one active listing at the time of this snapshot, Barclay Reserve doesn't generate the volume of turnover that makes for easy trend-spotting. Roughly twelve months of supply signals a market where homes are not moving quickly, and a majority of owners here — just over 56% carry a homestead exemption — suggesting a fair share of longer-term occupancy rather than frequent flipping or rapid resale.
The community's age spread, 1987 to 2010, means unit-by-unit condition varies more than in a single-phase build. A 2007-vintage interior might need little beyond cosmetic updates, while an earlier unit could be due for major systems work. Park and playground access are noted amenities, though as with any HOA-governed detail, current access and condition should be verified directly rather than assumed from listing history.
The location and the amenities are priced into every listing in BARCLAY RESERVE TWNHMS. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with only a handful of transactions to study at any given time, generic comps don't cut it. We track unit-level condition and age within Barclay Reserve specifically, verify amenity and HOA details rather than repeat what's listed, and price or negotiate against the actual thin-inventory dynamics here — not a citywide average that doesn't apply.
BARCLAY RESERVE TWNHMS 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 BARCLAY RESERVE TWNHMS 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 BARCLAY RESERVE TWNHMS sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in BARCLAY RESERVE TWNHMS, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your BARCLAY RESERVE TWNHMS home worth?
Get a no-obligation home value based on real comparable sales in BARCLAY RESERVE TWNHMS, 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 homes for sale in BARCLAY RESERVE TWNHMS on the map →
BARCLAY RESERVE TWNHMS Market Scorecard
BARCLAY RESERVE TWNHMS is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $575,000, and homes go under contract in about 59 days.
Go deeper: 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.
Frequently Asked Questions
Is BARCLAY RESERVE TWNHMS a buyer's or seller's market right now?
How many homes are in BARCLAY RESERVE TWNHMS?
What share of BARCLAY RESERVE TWNHMS is owner-occupied?
When were the homes in BARCLAY RESERVE TWNHMS built?
Who is the best real estate agent for BARCLAY RESERVE TWNHMS?
How do I find a top ORLANDO real estate agent who knows BARCLAY RESERVE TWNHMS?
Can Momentum Realty connect me with an agent for BARCLAY RESERVE TWNHMS?
Should you buy in BARCLAY RESERVE TWNHMS?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near BARCLAY RESERVE TWNHMS with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 32826)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2016 (9 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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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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