Boardmans
Homes for Sale in Orlando, FL
All 4,060 homes for sale in ORLANDO, FL · median $384,945 · 80 homes for sale in 32804 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, Boardmans Add in Orlando, FL has 1 home for sale. As of September 2026, the MLS records 2 closed sales in Boardmans Add in Orlando, FL since 2021, the most recent in May 2025. Across Orlando as a whole, 5,915 homes closed in the last 12 months at a median of $412,500, 41 median days on market, with 1,608 homes for sale today. At that median and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $6,880 ($6,210 with the full homestead exemption).
There is nothing on the market right now in Boardmans, which means there is no current pricing signal to read. That is not the same as saying the community is inactive - small, older platted sections in Orlando often go quiet for a stretch between sales simply because there are few parcels to begin with.
For now, a buyer or seller here is working without a live comparable set. That calls for pulling closed-sale history and recent permit activity directly rather than leaning on an active listing count of zero, and for treating any pricing conversation as provisional until something actually comes to market.
The 60-Second Overview
Boardmans is a platted subdivision in Orlando, Orange County, and as of this snapshot the MLS feed shows no active listings and no community amenities on record - a data gap as much as a market condition.
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 Boardmans is best for.
Best for
- A buyer targeting this specific platted address who is comfortable researching closed sales and county records rather than shopping live listings
- A seller or heir with property in this plat who wants a market read built from historical data rather than current competing inventory
- An investor doing parcel-level due diligence who does not need an active comparable set to act
Probably not for
- A buyer who wants to tour multiple active listings within the community before deciding
- Someone prioritizing on-site shared amenities as part of the purchase
- A buyer who needs a current median price or days-on-market figure to benchmark an offer
The market around Boardmans
Boardmans is too small for its own price trend, so here is the market around it.
In ZIP 32804, 129 homes are on the market and 22% are under contract — a steady corner of Orlando.
Across Orange County, 5,909 homes are active and 1,877 pending (24% under contract).
In ZIP 32804 (ORLANDO), 268 homes closed in the last 12 months at a median of $598K ($343/sq ft), up 9.9% year over year, with a median 36 days on market. Right now 34 active and 12 pending listings put supply at about 2.7 months - a healthy market. See the live ZIP 32804 housing market and the Orange County market.
ZIP and county figures describe the wider market, not Boardmans specifically. Momentum Research analysis of MLS records.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Orange County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Orange County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
BOARDMANS ADD Market Scorecard
BOARDMANS ADD is currently a thin data market. Limited supply, a median asking price of $999,999, and homes go under contract in about 376 days.
Typical home value in the 32804 ZIP is $505,741, about 10.6% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Boardmans
Live MLS inventory for Boardmans. 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 Boardmans listings as of 2026-09-12, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2021 through 2025. Tap any home to ask about it.
Schools
- Orange County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Lake Silver Elem · Elementary
- College Park Middle · Middle
- Edgewater High · High
Zoned schools reflect the assignments reported on recent Boardmans 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 Boardmans address.
Shop the zone: Homes zoned for Edgewater High High School
Recent Developments in Boardmans
Development, infrastructure, retail, and school activity affecting Boardmans, 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 9 miles southeast of Boardmans, 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 5 miles south of Boardmans, 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 4 miles west of Boardmans, 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 site is less than a mile east of Boardmans.
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 site is about 1 mile southeast of Boardmans.
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 11 miles northwest of Boardmans, 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 the Orlando Metro.
The Boardmans buying strategy.
If we were buying in Boardmans 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 Boardmans.
A market with no current listings
With zero active listings, there is no way to characterize current pricing, days on market, or inventory pressure here honestly. Any of those claims would be invented rather than observed, so we are not going to make them.
What we can say is structural: this is a named, platted addition rather than a managed or amenitized community, and the MLS feed has not turned up shared facilities tied to it. Buyers interested in this specific plat should expect to work off historical sales data and county records rather than a live market snapshot, and should verify lot-by-lot rather than assuming subdivision-wide uniformity.
The location and the amenities are priced into every listing in Boardmans. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community shows no active inventory, the value we add is in digging past the live feed - pulling closed sales, tax records, and off-market activity so you are not making a decision based on an empty snapshot. We will tell you plainly when there is not enough current data to support a strategy, and what we would need to see before recommending one.
Boardmans 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 Boardmans 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 Boardmans sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Boardmans, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Boardmans home worth?
Get a no-obligation home value based on real comparable sales in Boardmans, 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 Orlando →
Should you buy in Boardmans?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 12, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2021 (2 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.
Own a home here?
You just read the data. Now see what your home is worth.
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 local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Boardmans fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Boardmans
Where is Boardmans?
Boardmans is a community in ORLANDO, Orange County, Florida, ZIP 32804.
Are there homes for sale in Boardmans right now?
Yes - 1 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Boardmans have an HOA or CDD?
No HOA is on record for Boardmans 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.
Nearby Communities
Explore more neighborhoods near Boardmans with Momentum Realty’s local guides.