Forest Lakes
Homes for Sale in Orlando, FL
All 4,060 homes for sale in Orlando, FL · median $384,945 · 46 homes for sale in 32817 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 10 closed sales in Forest Lakes Ph 02 in Orlando, FL since 2005, the most recent in July 2026. 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).
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.
Nearby homes for sale
No active listings inside Forest Lakes Ph 02 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
Forest Lakes Ph 02 sits in Orange County's Orlando market as a compact enclave of larger, older homes built between 1978 and 2004, with a median build year in the mid-1980s and no shared community amenities identified from current MLS listings.
Stellar MLS sales records identify 21 homes in Forest Lakes that have changed hands since 2011, built between 1983 and 2012 (median 1985), with a median living area of about 2,699 sq ft and a typical 4-bedroom, 3-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 Forest Lakes 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
Forest Lakes is too small for its own price trend, so here is the market around it.
In ZIP 32817, 78 homes are on the market and 23% 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 32817 (Orlando), 249 homes closed in the last 12 months at a median of $380K ($239/sq ft), down 4.6% year over year, with a median 30 days on market. Right now 27 active and 7 pending listings put supply at about 2.8 months — a healthy market. See the live ZIP 32817 housing market and the Orange County market.
ZIP and county figures describe the wider market, not Forest Lakes specifically. Momentum Research analysis of MLS records.
Forest Lakes Ph 02 by the numbers
From county property records and closed MLS sales for the Forest Lakes Ph 02 subdivision: 5 homes on record; built 1985–2012; typical size about 2,648 heated sq ft; 5 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2019 | 1 | $1,710,000 |
| 2021 | 1 | $459,000 |
| 2023 | 1 | $530,000 |
| 2024 | 1 | $2,750,000 |
| 2026 | 1 | $599,000 |
Newest recorded sale: $599,000 on 2026-07-01.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
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.
The Forest Lakes buying strategy.
If we were buying in Forest Lakes 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.
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. 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 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 Forest Lakes 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 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, 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 home worth?
Get a no-obligation home value based on real comparable sales in Forest Lakes, 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 Forest Lakes?
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 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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Common questions about Forest Lakes
Where is Forest Lakes?
Forest Lakes is a community in Orlando, Orange County, Florida, ZIP 32817.
How many homes are in Forest Lakes?
County property records list 5 homes in Forest Lakes, built between 1985 and 2012; the typical home is about 2,648 heated square feet.
What do homes in Forest Lakes sell for?
Forest Lakes has no MLS sales in the last 12 months. The most recent year with recorded sales on file is 2026 (1 sale, median $599,000). For context, ZIP 32817 has 78 homes on the market with 23% under contract.
Are there homes for sale in Forest Lakes right now?
No active listings inside Forest Lakes at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Forest Lakes have an HOA or CDD?
No HOA is on record for Forest Lakes 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
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