Forest Lakes
Homes for Sale in Orlando, FL
All 4,095 homes for sale in Orlando, FL · median $379,900 · 61 homes for sale in 32817 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, the MLS records 2 closed sales in Frst Lakes in Orlando, FL since 2017, the most recent in June 2025. Across Orlando as a whole, 6,171 homes closed in the last 12 months at a median of $415,000, 42 median days on market, with 1,694 homes for sale today. At that median and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $6,920 ($6,250 with the full homestead exemption).
Forest Lakes is a small, established pocket in Orlando: 88 homes total, built between 1978 and 2004, with the typical home dating to 1986. That range means buyers are looking at a mix of original systems and updated interiors depending on the specific address, so condition — not just square footage — is doing a lot of the pricing work here.
The homestead share sits at 87.5%, which points to a community where most owners have filed for homestead exemption rather than treating the home as a rental or short-term hold. For a buyer, that generally means fewer turnover-driven listings and more deliberate, condition-specific negotiations. For a seller, it means your comp set is thin — 88 homes total — so pricing strategy should lean on your home's specific update history rather than broad neighborhood averages.
Nearby homes for sale
No active listings inside Forest LakesHomes for Sale in Orlando, FL 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 is a compact, established community in Orlando with homes built between 1978 and 2004 and a median living area of about 2,727 square feet — larger-format housing stock for its era, with no 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.
County records show 6 qualified sales in Forest Lakes across 2024–2025 (3 in 2024, 3 in 2025), median $840,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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 who want more square footage per home and are comfortable with an older build era
- Buyers planning to occupy the home long-term rather than flip or rent it out quickly
- Buyers who prioritize house and lot over community amenities like pools or clubhouses
Probably not for
- Buyers who want a newer-construction home with modern systems already in place
- Buyers who expect on-site amenities such as a pool, clubhouse, or recreational facilities
- Buyers who want a large, active resale market with many comparable listings to choose from
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), 243 homes closed in the last 12 months at a median of $380K ($244/sq ft), down 4.4% year over year, with a median 31 days on market. Right now 28 active and 10 pending listings put supply at about 3.0 months — a balanced 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 by the numbers
From county property records and closed MLS sales for the Forest Lakes subdivision: 6 homes on record; built 1983–1998; typical size about 2,452 heated sq ft; 4 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2019 | 1 | $895,000 |
| 2020 | 1 | $465,000 |
| 2021 | 2 | $427,500 |
| 2022 | 1 | $900,000 |
| 2025 | 1 | $565,000 |
Newest recorded sale: $565,000 on 2025-06-06.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
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.
A small, established footprint
With only 88 homes in Forest Lakes, this is not a community with dozens of active listings to compare at any given time. The build years span 1978 to 2004, with the median landing at 1986 — meaning most homes are decades into their lifecycle, and a buyer's due diligence should focus on what's been replaced (roof, HVAC, electrical) versus what's original.
The median living area of roughly 2,727 square feet is sizable for a community of this age, suggesting the original footprint favored larger single-family construction rather than compact starter homes. No community amenities show up in current MLS listings, so this reads as a straightforward residential pocket rather than an amenity-driven development — appeal here is about the house and the lot, not a clubhouse or gate.
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
In a community this small, generic market data does not tell you much — with only 88 homes, every listing is effectively its own case study. We pull the actual comparable sales inside Forest Lakes, account for the age spread between 1978 and 2004 builds, and help you weigh renovation and system age against asking price before you commit to an offer or a listing strategy.
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 2017 (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?
You just read the data. Now see what your home is worth.
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 Forest Lakes fits the bigger picture — live prices, inventory, and Momentum Scores:
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 6 homes in Forest Lakes, built between 1983 and 1998; the typical home is about 2,452 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 2025 (1 sale, median $565,000). 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.
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