Country Downs
Homes for Sale in Lake Mary, FL
All 208 homes for sale in Lake Mary, FL · median $439,900 · 131 homes for sale in 32746 · Seminole County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 26 closed sales in Country Downs Ph 2 in Lake Mary, FL since 2007, the most recent in May 2026. Across Lake Mary as a whole, 400 homes closed in the last 12 months at a median of $426,000, 32 median days on market, with 67 homes for sale today. At that median and Seminole County's FY2025-26 rate of 15.18 mills, annual property tax runs about $6,470 ($5,870 with the full homestead exemption).
Country Downs Ph 2 is a small, established pocket in Lake Mary — 46 homes built between 1984 and 1991, with a median living area around 2,438 square feet. At this size and age, price is driven far more by condition and updates than by any headline number. Two homes on the same street can trade well apart depending on kitchens, baths, roof, systems, and how much of the original 1980s footprint has been reworked.
The other thing worth reading here is turnover. About 80% of homes carry a homestead exemption, which points to a low-churn community where owners tend to stay put. That means limited inventory and few directly comparable recent sales at any given moment. Sellers with a genuinely updated home have leverage; buyers should expect to underwrite condition carefully and move deliberately when the right listing surfaces.
Nearby homes for sale
No active listings inside Country Downs Ph 2 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 compact enclave of mid-1980s homes in Lake Mary with generous interior square footage for its era and a high owner-occupancy rate. It reads as a settled, slow-turnover neighborhood rather than a churn market.
Stellar MLS sales records identify 43 homes in Country Downs that have changed hands since 2004, built between 1984 and 1991 (median 1985), with a median living area of about 2,417 sq ft and a typical 4-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.
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 Country Downs is best for.
Best for
- Buyers wanting more interior square footage in Lake Mary and willing to pay up for a genuinely updated home
- Long-hold buyers comfortable in a low-turnover, established neighborhood
- Renovation-minded buyers who can price and budget around 1980s systems and finishes
Probably not for
- Buyers who require new or near-new construction
- Buyers who need to move fast and want a deep, constant supply of listings
- Buyers unwilling to underwrite roof, HVAC, and update costs on an older home
The market around Country Downs
Country Downs is too small for its own price trend, so here is the market around it.
In ZIP 32746, 246 homes are on the market and 30% are under contract — a steady corner of Lake Mary.
Across Seminole County, 1,646 homes are active and 585 pending (26% under contract).
In ZIP 32746 (Lake Mary), 650 homes closed in the last 12 months at a median of $422K ($231/sq ft), up 0.8% year over year, with a median 34 days on market. Right now 75 active and 36 pending listings put supply at about 2.6 months — a healthy market. See the live ZIP 32746 housing market and the Seminole County market.
ZIP and county figures describe the wider market, not Country Downs specifically. Momentum Research analysis of MLS records.
The Country Downs buying strategy.
If we were buying in Country Downs 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 Country Downs.
A condition-driven 1980s market
The build window is tight — 1984 to 1991, median year 1985 — so the housing stock is consistent in age and generally roomy, with a median around 2,438 square feet. That consistency is useful: you are comparing homes of similar vintage and scale, which throws the differences that actually matter into sharp relief. Roof age, HVAC, plumbing, electrical panel, windows, and kitchen/bath updates are where value separates in a neighborhood like this.
With roughly 80% homestead occupancy, listings are infrequent and the sample of fresh comps is thin. A buyer needs to be ready to act on a good one, and a seller needs realistic, condition-based pricing rather than leaning on a single number. Inspection findings and update history carry real weight in negotiations here.
The location and the amenities are priced into every listing in Country Downs. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-inventory, condition-driven neighborhood, the edge is knowing what a fair price looks like when comps are scarce. We underwrite each home on its own merits — systems, updates, and layout — rather than a blanket per-foot figure, and we help sellers position an updated home for what it is actually worth.
Country Downs 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 Country Downs 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 Country Downs sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Country Downs, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Country Downs home worth?
Get a no-obligation home value based on real comparable sales in Country Downs, 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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Should you buy in Country Downs?
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 2007 (26 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 local comps.
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See how Country Downs Ph 2 fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Country Downs
Where is Country Downs?
Country Downs is a community in Lake Mary, Seminole County, Florida, ZIP 32746.
Are there homes for sale in Country Downs right now?
No active listings inside Country Downs at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Country Downs have an HOA or CDD?
No HOA is on record for Country Downs 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 Country Downs with Momentum Realty’s local guides.