Briar Bay
Homes for Sale in Orlando, FL
All 4,065 homes for sale in Orlando, FL · median $380,000 · 124 homes for sale in 32825 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Stellar MLS
Homes listed or recently sold were built 1997–1998; 3 of 3 report an HOA (median $29/mo); none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 80 ft). As of October 2026, the MLS records 35 closed sales in Briar Bay in Orlando, FL since 2007, the most recent in June 2026. Recorded prices since 2024 ran from $310,000 to $370,000 (median $339,000), on homes of 1,119 to 1,363 sq ft. Across Orlando as a whole, 6,171 homes closed in the last 12 months at a median of $415,000, 42 median days on market, with 1,694 homes for sale today. At that median and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $5,650 ($4,980 with the full homestead exemption).
| Location | Orlando, Orange County, FL · ZIP 32825 |
|---|---|
| Homes in the community | 114 (FL DOR 2025 assessment roll) |
| Years built | 1996–1998 (median 1997) |
| Typical living area | 1,356 sq ft (median) |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 72% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2007 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Briar Bay key facts,” movewithmomentum.com/neighborhoods/briar-bay, data as of September 20, 2026.
Briar Bay is a small pocket of the Orlando market, and the data reflects that: our current snapshot rests on a very thin window of closings. When a community trades this infrequently, a single sale can swing the apparent averages, so treat any headline number here as a starting point for conversation rather than a verdict. What sets price in Briar Bay is less about a broad market trend and more about the specific home — its condition, its updates, and how it stacks up against whatever else is actually available at that moment.
For a seller, thin turnover cuts both ways: less visible competition, but also fewer recent comps to anchor a buyer's expectations, which puts a premium on getting the pricing right the first time. For a buyer, patience matters — the right listing may not appear on your timeline, and when it does, you will be pricing it against a limited comp set. In a market this quiet, the work is in the details, not the dashboard.
Nearby homes for sale
No active listings inside Briar Bay 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
Briar Bay sits within Orange County in the Orlando market, and it trades at low volume — the kind of community where availability, not asking price, is usually the first constraint a buyer runs into.
Stellar MLS sales records identify 55 homes in Briar Bay that have changed hands since 2005, built between 1996 and 1998 (median 1997), with a median living area of about 1,356 sq ft and a typical 3-bedroom, 2-bath layout; 100% are single-family homes. 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 Briar Bay across 2024–2024, median $339,000 — 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.
The setting & the homes.
Aerial and on-site photos of Briar Bay. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Photos from Stellar MLS listings in Briar Bay; content deemed reliable but not guaranteed.
Who Briar Bay is best for.
Best for
- Buyers who can wait for the right listing rather than choosing from a wide menu
- Sellers willing to price carefully off a limited comp set and the wider Orlando market
- Buyers who weigh a home on its own condition and updates more than on community-wide trends
Probably not for
- Buyers who need to close on a fixed, short timeline
- Sellers expecting a deep bench of recent comps to justify an aggressive price
- Buyers who want to compare many active options side by side before deciding
The market around Briar Bay
Briar Bay is too small for its own price trend, so here is the market around it.
In ZIP 32825, 179 homes are on the market and 27% are under contract — a steady corner of Orlando.
Across Orange County, 5,774 homes are active and 1,755 pending (23% under contract).
In ZIP 32825 (Orlando), 502 homes closed in the last 12 months at a median of $398K ($226/sq ft), down 2.2% year over year, with a median 30 days on market. Right now 71 active and 23 pending listings put supply at about 3.2 months — a healthy market. See the live ZIP 32825 housing market and the Orange County market.
ZIP and county figures describe the wider market, not Briar Bay specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Briar Bay, 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 September 2026 through September 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Briar Bay
Live MLS inventory for Briar Bay. 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 Briar Bay listings as of 2026-09-30, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2007 through 2026. Tap any home to ask about it.
Every Home for Sale in Briar Bay Right Now (1)
All 1 active and pending Briar Bay listings with a detail page, newest first, refreshed twice a day from the MLS.
- 344 Briar Bay Circle · $299,000 · 3 bd / 2 ba · pending · listed Sep 29, 2026 · listed by Real Broker, Llc
Briar Bay 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.
Schools
- Orange County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Lawton Chiles Elem · Elementary
- Legacy Middle · Middle
- University High · High
Zoned schools reflect the assignments reported on recent Briar Bay 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 Briar Bay address.
The Briar Bay buying strategy.
If we were buying in Briar Bay 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 Briar Bay.
A low-volume corner of Orlando
The defining feature of Briar Bay right now is scarcity of transactions, not a particular price posture. With only a narrow window of closings behind our snapshot, there is no reliable spread to read into — condition and timing drive individual outcomes more than any community-wide pattern. That means the usual playbook of leaning on a dozen recent sales simply does not apply here.
Practically, this rewards local legwork over broad-brush analytics. Understanding what a given Briar Bay home is worth requires looking at the property in front of you and at the wider Orlando and Orange County context around it, because the community's own recent record is too limited to stand on its own. Anyone quoting you a confident figure off this little data is overselling the certainty.
The location and the amenities are priced into every listing in Briar Bay. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community that trades as infrequently as Briar Bay, the value we add is judgment where the data runs out. We build a pricing case from the specific home and the surrounding Orlando market rather than from a thin comp set, and we will tell you plainly when the numbers are too sparse to support a confident call. That honesty is the point — we would rather set expectations correctly than dress up a guess.
Briar Bay in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $29/month (about $348/yr) · median of 47 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $29 per month ($348 a year) — the median AssociationFee across 47 MLS records, normalised to a monthly figure; most are billed quarterly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Briar Bay 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 Briar Bay sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Briar Bay, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Briar Bay home worth?
Get a no-obligation home value based on real comparable sales in Briar Bay, 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 →
34% of homes for sale in ZIP 32825 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-05).
Frequently Asked Questions
How many homes are in Briar Bay?
What share of Briar Bay is owner-occupied?
When were the homes in Briar Bay built?
Who is the best real estate agent for Briar Bay?
How do I find a top Orlando real estate agent who knows Briar Bay?
Can Momentum Realty connect me with an agent for Briar Bay?
Where is Briar Bay, and what county is it in?
Should you buy in Briar Bay?
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 30, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32825)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2007 (35 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.
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See how Briar Bay fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
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