Forest Lakes Ph 02
Homes for Sale in Orlando, FL
True comps, carrying-cost math, and listings before the portals.
Forest Lakes Ph 02 is a small, established section of Orlando with 88 homes built between 1978 and 2004, with a median build year of 1986. What sets this community apart isn't age or amenities — the MLS shows no listed community amenities — it's square footage. A median living area north of 2,700 square feet is well above typical resale stock from this era, so the value proposition here is house size and lot, not shared facilities.
A homestead share of 87.5% signals a market where most owners have claimed the property as a primary residence rather than holding it as a rental or second home. For a buyer, that generally means fewer investor-driven listings and more inventory that reflects long-term upkeep decisions, both good and bad. For a seller, it means your comparable set is other well-established, owner-held homes, not a churn of flips.
Who Forest Lakes Ph 02 is best for.
Best for
- Buyers prioritizing larger living space over community amenities
- Buyers comfortable evaluating condition and system age on an individual, home-by-home basis
- Buyers seeking a stable, primarily owner-occupied resale market rather than a high-turnover rental pocket
Probably not for
- Buyers who want a community with an active clubhouse, pool, or recreational amenities
- Buyers seeking new or near-new construction, given the 1978–2004 build range
- Buyers unwilling to budget for age-related system updates on an older home
The market around Forest Lakes Ph 02
Forest Lakes Ph 02 is a small community — 16 recorded sales on file, most recently in 2012 — 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).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Forest Lakes Ph 02 specifically. Momentum Research analysis of MLS records.
The Forest Lakes Ph 02 buying strategy.
If we were buying in Forest Lakes Ph 02 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 Forest Lakes Ph 02.
Size Over Shared Amenities
The build range here — 1978 to 2004 — spans roughly a quarter century, which means buyers will encounter a mix of original construction and later updates or additions within the same 88-home footprint. The median year built of 1986 puts the bulk of the stock in the mid-1980s, so inspection priorities should center on age-appropriate systems: roofs, HVAC, and electrical, especially on homes toward the older end of that range.
With no community amenities identified from current MLS listings, this isn't a neighborhood where a clubhouse or pool factors into value. The draw is the home itself — a median living area over 2,700 square feet is substantial for this vintage and price tier, and that space is what buyers are paying for, not shared infrastructure. That also means resale value tracks the individual property's condition and lot more than it tracks community-wide upgrades.
The location and the amenities are priced into every listing in Forest Lakes Ph 02. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A community this small — 88 homes with a wide build-year spread and no shared amenities to anchor comparisons — requires pricing and condition analysis done property-by-property rather than by neighborhood averages. Momentum evaluates each home's age, square footage, and update history against what's actually moving in Forest Lakes Ph 02, so pricing conversations are grounded in the specific home, not a generic neighborhood snapshot.
Forest Lakes Ph 02 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 Forest Lakes Ph 02 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 Forest Lakes Ph 02 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Forest Lakes Ph 02, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Forest Lakes Ph 02 home worth?
Get a no-obligation home value based on real comparable sales in Forest Lakes Ph 02, 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 Forest Lakes Ph 02
Development, infrastructure, retail, and school activity affecting Forest Lakes Ph 02, 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 3 miles west of Forest Lakes Ph 02, 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 8 miles northwest of Forest Lakes Ph 02, 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 14 miles northwest of Forest Lakes Ph 02, 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 project is about 10 miles northwest of Forest Lakes Ph 02, 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 10 miles northwest of Forest Lakes Ph 02, elsewhere in Orange County.
Source: Florida YIMBY - March 2026Development
Orlando approves the 380-acre Dowden Central Community Development District in Lake Nona
Orlando approved the Dowden Central Community Development District, a roughly 380-acre district in the Lake Nona area of southeast Orlando, in March 2026. The district provides the framework to build roads, drainage, utilities, and parks for future development phases.
What it may mean for the marketA new community development district lays the groundwork for large-scale growth in the Lake Nona area, a step that typically precedes new housing and commercial activity nearby. The site is about 3 miles south of Forest Lakes Ph 02.
Source: ClickOrlando
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 Forest Lakes Ph 02?
What share of Forest Lakes Ph 02 is owner-occupied?
When were the homes in Forest Lakes Ph 02 built?
Who is the best real estate agent for Forest Lakes Ph 02?
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Can Momentum Realty connect me with an agent for Forest Lakes Ph 02?
Should you buy in Forest Lakes Ph 02?
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 (2 streets, ZIP 32817)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2005 (10 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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