Frst Lakes
Homes for Sale in Orlando, FL
True comps, carrying-cost math, and listings before the portals.
Frst 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.
Who Frst 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 Frst Lakes
Frst Lakes is a small community — 2 recorded sales on file, most recently in 2025 — too few for its own price trend. Here is the market around it.
Across Orange County, 5,886 homes are active and 2,019 pending (26% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Frst Lakes specifically. Momentum Research analysis of MLS records.
The Frst Lakes buying strategy.
If we were buying in Frst 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 Frst Lakes.
A small, established footprint
With only 88 homes in Frst 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 Frst 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 Frst 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.
Frst Lakes 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 Frst 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 Frst Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Frst 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 Frst Lakes home worth?
Get a no-obligation home value based on real comparable sales in Frst 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.
See homes for sale in Frst Lakes on the map →
Frequently Asked Questions
How many homes are in Frst Lakes?
What share of Frst Lakes is owner-occupied?
When were the homes in Frst Lakes built?
Do cash buyers compete in Frst Lakes?
Who is the best real estate agent for Frst Lakes?
How do I find a top Orlando real estate agent who knows Frst Lakes?
Can Momentum Realty connect me with an agent for Frst Lakes?
Should you buy in Frst Lakes?
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 (2 streets, ZIP 32817)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| 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 your area comps.
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