Fountains Metro West
Condos for Sale in Orlando, FL
All 4,060 homes for sale in ORLANDO, FL · median $384,945 · 1,216 condos for sale in ORLANDO · 187 homes for sale in 32835 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, Fountains Metro West Orlando in Orlando, FL has 4 homes for sale, asking from $214,990 to $231,900 (median $222,000). Homes listed or recently sold were built 1999 - 1999; 12 of 16 report an HOA (median $349/mo); none of the 14 geocoded homes sit in a FEMA special flood hazard zone (median elevation 137 ft).
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 and pending Fountains Metro West listings as of 2026-09-14, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2015 through 2021. Tap any home to ask about it.
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. 3.0 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 September 12, 2026. Confidence: Low (3 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 15, 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 sits in Orlando's Orange County, a gated community built around shared recreation - pool, clubhouse, fitness center - rather than large-lot single-family living.
Stellar MLS sales records identify 67 homes in Fountains Metro West that have changed hands since 2011, built between 1999 and 1999 (median 1999), with a median living area of about 1,257 sq ft and a typical 2-bedroom, 2-bath layout; 100% are condominiums. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Flood zones in Fountains Metro West: of 11 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in Orlando.
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.
The setting & the homes.
Aerial and on-site photos of Fountains Metro West. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Fountains Metro WestPhotos from Stellar MLS listings in Fountains Metro West; content deemed reliable but not guaranteed.
Who 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
The market around Fountains Metro West
Fountains Metro West is too small for its own price trend, so here is the market around it.
In ZIP 32835, 272 homes are on the market and 22% 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 32835 (ORLANDO), 368 homes closed in the last 12 months at a median of $289K ($221/sq ft), down 8.2% year over year, with a median 57 days on market. Right now 118 active and 28 pending listings put supply at about 6.6 months - a buyer's market. See the live ZIP 32835 housing market and the Orange County market.
ZIP and county figures describe the wider market, not Fountains Metro West specifically. Momentum Research analysis of MLS records.
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 September 2026 through September 2026. Deemed reliable but not guaranteed.
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.
Shop the zone: Homes zoned for Olympia High High School
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.
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
- HOA dues reported around $338/month (about $4,056/yr) · median of 34 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $338 per month ($4,056 a year) - the median AssociationFee across 34 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
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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Recently off market in Fountains Metro West Orlando
Homes in Fountains Metro West Orlando that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 2 on record.
- 5959 Westgate Drive #1535 · off market
- 6021 Westgate Drive #823 · off market
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Orange County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Orange County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Fountains at Metro West Market Scorecard
Fountains at Metro West is currently a seller's market. About 3.0 months of supply, a median asking price of $215,000, and homes go under contract in about 145 days.
Typical home value in the 32835 ZIP is $311,301, about 11.0% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is Fountains Metro West a buyer's or seller's market right now?
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.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 14, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2015 (2 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.
Own a home here?
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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 Fountains Metro West Orlando fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Fountains Metro West with Momentum Realty’s local guides.