FORREST HILLS
Homes for Sale in WINTER PARK, FL
True comps, carrying-cost math, and listings before the portals.
Forrest Hills is a Holiday, Pasco County neighborhood where the current MLS snapshot does not surface a shared amenity package — no clubhouse, pool, or recreation set tied to the community name. That means pricing here is not built around a lifestyle package. It is built around the individual home: lot size, condition, updates, and how it compares to what else is on the market at that moment.
For a buyer, that puts the homework on due diligence rather than a brochure. For a seller, it means the amenities won't do any selling for you — the listing has to make the case on the house itself, priced and presented against comparable homes rather than against a community feature list.
Who FORREST HILLS is best for.
Best for
- A buyer prioritizing the home and lot itself over a shared amenity package
- A buyer comfortable evaluating each listing on its own merits rather than a community brochure
- A buyer targeting Holiday, Pasco County for its location rather than for a recreation amenity
Probably not for
- A buyer whose search is built around a clubhouse, pool, or gated amenity set
- A buyer expecting a defined community fee structure tied to shared amenities
- A buyer unwilling to do individual due diligence on condition and updates home by home
The market around FORREST HILLS
FORREST HILLS is a small community — 69 recorded sales on file, most recently in 2021 — too few for its own price trend. Here is the market around it.
In ZIP 32789, 243 homes are on the market and 28% are under contract — a steady corner of WINTER PARK.
Across Orange County, 5,873 homes are active and 2,054 pending (26% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not FORREST HILLS specifically. Momentum Research analysis of MLS records.
The FORREST HILLS buying strategy.
If we were buying in FORREST HILLS 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 FORREST HILLS.
A Neighborhood Read Home by Home, Not Amenity by Amenity
Some Pasco County neighborhoods sell themselves on a gate, a pool, or a clubhouse listed in every description. Forrest Hills, based on current MLS data, is not one of them — there is no shared amenity identified across active listings. That is a factual gap worth naming plainly rather than filling in with guesswork.
What that means practically: comparable value in Forrest Hills is going to be driven by the individual property — square footage, lot, condition, layout, updates — and by its position within Holiday and Pasco County generally, not by a community feature set. Buyers should treat each listing on its own terms rather than assuming a baseline package of shared amenities.
The location and the amenities are priced into every listing in FORREST HILLS. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a neighborhood does not have a defined amenity story, the analysis has to shift to the individual home and its true comparables. We pull the current listing set for Forrest Hills, look at what is actually driving value line by line, and price or negotiate from there — rather than leaning on a community narrative the data does not support.
FORREST HILLS 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 FORREST HILLS 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 FORREST HILLS sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in FORREST HILLS, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your FORREST HILLS home worth?
Get a no-obligation home value based on real comparable sales in FORREST HILLS, 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 Forrest Hills
Development, infrastructure, retail, and school activity affecting Forrest Hills, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- April 2026Development
New mixed-use development planned on State Road 52 in central Pasco
A mixed-use development planned on State Road 52 in central Pasco County, next to Pilot Country Airport, would add 108 single-family homes, about 175,000 square feet of commercial and retail space, and a 120-room hotel, with completion expected around 2030.
What it may mean for the marketA new mixed-use community adds housing, retail, and lodging along the State Road 52 corridor in central Pasco, the kind of growth that can shape demand and pricing for nearby communities. The site is about 7 miles southeast of Forrest Hills.
Source: Tampa Bay Times - January 2026Development
Moffitt Cancer Center opens flagship outpatient center at its new Speros FL campus in Pasco
Moffitt Cancer Center held the grand opening of its flagship outpatient cancer center in January 2026 at Speros FL, its large new campus on State Road 52 in Pasco County. The campus is planned as a long-term life sciences and medical hub expected to bring substantial employment to the area.
What it may mean for the marketA large new medical and life sciences campus is a long-term employment anchor for central Pasco, a structural demand driver for housing in the surrounding area. The site is about 4 miles southeast of Forrest Hills.
Source: WUSF
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 FORREST HILLS?
What share of FORREST HILLS is owner-occupied?
When were the homes in FORREST HILLS built?
Who is the best real estate agent for FORREST HILLS?
How do I find a top WINTER PARK real estate agent who knows FORREST HILLS?
Can Momentum Realty connect me with an agent for FORREST HILLS?
Should you buy in FORREST HILLS?
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 (9 streets, ZIP 32789/33612/34690)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2004 (62 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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