FOUNTAINS/METRO WEST
Homes for Sale in ORLANDO, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
With only 5 active listings, this is a thin market to read with confidence - pricing here moves on the specifics of each unit rather than any broad trend line. A five-month supply puts the community in balanced territory, meaning neither side has clear leverage right now, but that balance can shift quickly when the pool of available homes is this small.
For sellers, this is a market where condition and presentation carry outsized weight because there is so little competing inventory to get lost in. For buyers, it means fewer choices at any given moment, so being ready to move when the right unit surfaces matters more than trying to negotiate from a position of abundant supply.
FOUNTAINS/METRO WEST right now
🟡 Balanced market. 5.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of August 2, 2026. Confidence: High (5 active and pending listings, 10 closed sales in 12 months).
🟢 Still climbing. The trailing-12-month median ($195K) is up 21.9% from the prior 12 months ($160K). With about 6 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending August 2. Confidence: Medium (10 and 7 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 2, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
FOUNTAINS/METRO WEST market snapshot (as of August 2, 2026): the median sale price is about $195K ($188 per sq ft over the trailing 12 months of closed sales), a median 36 days on market for closed sales, and 5.0 months of supply, a balanced market. The trailing-12-month median is up 22% from the prior 12 months, computed from record-level Stellar MLS closed sales (10 closings in the current window).
Fountains Metro West sits in Orlando's Orange County, a gated community built around shared recreation - pool, clubhouse, fitness center - rather than large-lot single-family living.
The setting & the homes.
Aerial and on-site photos of FOUNTAINS/METRO WEST. Swipe to explore the community.
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FOUNTAINS/METRO WESTWho FOUNTAINS/METRO WEST is best for.
Best for
- A buyer prioritizing gated access and on-site recreation over interior square footage or lot size
- Someone comfortable working through an HOA buyer-approval process as part of closing
- A buyer who can move decisively once a suitable listing appears, given the small active pool
Probably not for
- A buyer who wants to compare several similar units side by side before deciding
- Someone who wants a single, uniform gate-access policy without confirming it unit by unit
- A buyer unwilling to go through an HOA approval process to purchase
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($195K) IS the median in the snapshot above, and the move from 2025 ($160K) IS the +21.9% one-year change.
Windows contain 0 to 16 sales each (10 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2026. Deemed reliable but not guaranteed.
Fountains at Metro West Market Scorecard
Fountains at Metro West is currently a balanced market. About 4.4 months of supply, a median asking price of $222,450, and homes go under contract in about 8 days.
Go deeper: county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in FOUNTAINS/METRO WEST, 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 August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in FOUNTAINS/METRO WEST
Live MLS inventory for FOUNTAINS/METRO WEST. 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 · 1 daysTop listing
Active · 1 days
Active · 14 daysActive and pending FOUNTAINS/METRO WEST listings as of 2026-08-23, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2026. Tap any home to ask about it.
FOUNTAINS/METRO WEST 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.
Life at FOUNTAINS/METRO WEST
- Pool · reported on 16 of 17 listings
- Gated Community - No Guard · reported on 14 of 17 listings
- Clubhouse · reported on 12 of 17 listings
- Fitness Center · reported on 11 of 17 listings
- Community Mailbox · reported on 8 of 17 listings
- Playground · reported on 4 of 17 listings
- Deed Restrictions · reported on 3 of 17 listings
- Buyer Approval Required · reported on 3 of 17 listings
- Association Recreation - Owned · reported on 3 of 17 listings
- Gated · reported on 3 of 17 listings
- Gated Community - Guard · reported on 2 of 17 listings
- Airport/Runway · reported on 1 of 17 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Orange County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Metro West Elem · Elementary
- Chain of Lakes Middle · Middle
- Olympia High · High
Zoned schools reflect the assignments reported on recent FOUNTAINS/METRO WEST 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 FOUNTAINS/METRO WEST address.
Recent Developments in Fountains Metro West
Development, infrastructure, retail, and school activity affecting Fountains Metro West, 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 11 miles southeast of Fountains Metro West, 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 5 miles southeast of Fountains Metro West, 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 site is about 2 miles north of Fountains Metro West.
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 6 miles east of Fountains Metro West, 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 6 miles east of Fountains Metro West, elsewhere in Orange County.
Source: Florida YIMBY - October 2025Retail & Dining
New Apopka complex with restaurants and offices set to open in 2026
A new commercial complex in Apopka with restaurants and office space is set to open in 2026, adding retail and workplace space in northwest metro Orlando.
What it may mean for the marketNew retail and office space in Apopka adds everyday conveniences and local jobs, amenity and employment factors that can support nearby housing demand. The project is about 10 miles north of Fountains Metro West, elsewhere in Orange County.
Source: GrowthSpotter
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 the Orlando Metro.
The FOUNTAINS/METRO WEST buying strategy.
If we were buying in FOUNTAINS/METRO WEST 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 FOUNTAINS/METRO WEST.
A Small, Amenity-Anchored Pocket
The amenity list here is dense for a community this size: pool, clubhouse, fitness center, playground, and a park, layered onto deed restrictions and buyer-approval requirements. Access appears to vary by listing - some records show gated with a guard, others gated without - which is common in communities where sections or phases were built out differently over time. Confirm current gate staffing and access rules directly with the HOA before assuming either arrangement.
Recreation is described in the data as both HOA-owned and available through a lease arrangement, another point worth clarifying property by property rather than assuming one model applies community-wide. With active inventory sitting at just 5 listings, buyers should expect a narrow set of choices at any given time, and sellers should expect that a well-presented unit stands out precisely because there is so little else to compare it to.
The location and the amenities are priced into every listing in FOUNTAINS/METRO WEST. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in FOUNTAINS/METRO WEST buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (7.1). Basis: Recent Direction +21.9% year-over-year; Liquidity & Demand 5.0 months of supply; Pricing Power 94.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community this small, the details that don't show up in a listing sheet - which gate is currently staffed, whether recreation access is owned or leased for a given unit, what the buyer-approval process actually requires - are where deals get slowed down or fall apart. We verify those specifics directly with the HOA before you write an offer, and we track this thin inventory closely enough to flag a new listing the moment it's worth a look.
FOUNTAINS/METRO WEST 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 FOUNTAINS/METRO WEST 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 FOUNTAINS/METRO WEST sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in FOUNTAINS/METRO WEST, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your FOUNTAINS/METRO WEST home worth?
Get a no-obligation home value based on real comparable sales in FOUNTAINS/METRO WEST, 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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Frequently Asked Questions
What is the median home price in FOUNTAINS/METRO WEST?
How long do homes in FOUNTAINS/METRO WEST take to sell?
Is FOUNTAINS/METRO WEST a buyer's or seller's market right now?
Do cash buyers compete in FOUNTAINS/METRO WEST?
Who is the best real estate agent for FOUNTAINS/METRO WEST?
How do I find a top ORLANDO real estate agent who knows FOUNTAINS/METRO WEST?
Can Momentum Realty connect me with an agent for FOUNTAINS/METRO WEST?
Should you buy in FOUNTAINS/METRO WEST?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near FOUNTAINS/METRO WEST with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2014 (74 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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