Grandview Isles
Homes for Sale in Orlando, FL
All 4,319 homes for sale in Orlando, FL · median $379,900 · 476 townhomes for sale in Orlando · 133 homes for sale in 32836 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, Grandview Isles in Orlando, FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $406,250, $256 per square foot, a median 23 days on market, sellers accepting 96% of original asking. Homes listed or recently sold were built 2008 - 2008; 6 of 6 report an HOA (median $262/mo); none of the 6 geocoded homes sit in a FEMA special flood hazard zone (median elevation 103 ft). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $6,770 ($6,100 with the full homestead exemption).
Grandview Isles right now
🟡 Balanced market. 6.0 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 20, 2026. Confidence: Medium (2 active and pending listings, 4 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 24, 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
Grandview Isles market snapshot (as of September 20, 2026): the median sale price is about $406K ($256 per sq ft over the trailing 12 months of closed sales), a median 23 days on market for closed sales, and 6.0 months of supply, a balanced market.
In ZIP 32836 (Orlando), 318 homes closed in the last 12 months at a median of $740K ($298/sq ft), up 3.5% year over year, with a median 44 days on market. Right now 56 active and 13 pending listings put supply at about 5.0 months - a balanced market. See the live ZIP 32836 housing market and the Orange County market.
County records show 3 qualified sales in Grandview Isles across 2024 - 2025 (2 in 2024, 1 in 2025), median $400,000 - the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Grandview Isles is a community of 55 homes in Orlando, Orange County, built between 2007 and 2008 (median 2008.0), with a median living area of about 1,578 square feet. 47% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Grandview Isles. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Grandview IslesPhotos from Stellar MLS listings in Grandview Isles; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($406K) IS the median in the snapshot above.
Windows contain 0 to 8 sales each (4 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 2012 through 2026. Deemed reliable but not guaranteed.
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.
16% of homes for sale in ZIP 32836 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-20).
Grandview Isles Market Scorecard
Grandview Isles is currently a balanced market. About 6.0 months of supply, a median asking price of $415,000, and homes go under contract in about 346 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Grandview Isles
Live MLS inventory for Grandview Isles. 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 Grandview Isles listings as of 2026-10-19, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2012 through 2026. Tap any home to ask about it.
Grandview Isles 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 contributors.
Life at Grandview Isles
- Community Mailbox · reported on 2 of 5 listings
- Secured Garage/Parking · reported on 1 of 5 listings
- Clubhouse · reported on 1 of 5 listings
- Deed Restrictions · reported on 1 of 5 listings
- Irrigation-Reclaimed Water · reported on 1 of 5 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
- Castleview Elementary · Elementary
- Horizon West Middle School · Middle
- Windermere High School · High
Zoned schools reflect the assignments reported on recent Grandview Isles 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 Grandview Isles address.
Shop the zone: Homes zoned for Windermere High School
Recent Developments in Grandview Isles
Development, infrastructure, retail, and school activity affecting Grandview Isles, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Development
Orange County commissioners approve Tuscana land use plan in Shingle Creek Basin on 4-3 vote
Commissioners voted 4-3 to approve the Tuscana land use application from Shingle Creek Co-Owners LLC and Geyer Development, reversing a unanimous rejection in May 2025. The plan includes more than 1,000 hotel rooms, about 4,000 apartments and commercial buildings, with conditions for a raised road, flood mitigation and wetland protection. The developer projects thousands of jobs at full build-out.
What it may mean for the marketThe approval could add substantial rental housing, hotel capacity and commercial space in the Shingle Creek area, while flood-mitigation conditions will shape how and when it is built. The site is about 5 miles southeast of Grandview Isles.
Source: Spectrum News 13 - September 2026Development
Lake County approves 2,241-acre Panther Run rezoning for up to 2,624 homes near Clermont
The Lake County Commission voted 3-1 on Sept. 1 to rezone about 2,241 acres in the Wellness Way area, north of Sawgrass Bay Boulevard, for GT Homes. The planned unit development allows up to 2,624 residential units and more than 1 million square feet of non-residential space, with sites reserved for a future public high school and public safety facilities. Plans include extending County Road 455 and about 11 miles of public trails.
What it may mean for the marketThe plan adds long-term housing supply, employment space and new connector roads in south Lake County, with infrastructure planned ahead of residential growth. The site is about 10 miles west of Grandview Isles.
Source: Clermont Sun - August 2026Retail & Dining
Plans for Mattel indoor water park near Lake Buena Vista Factory Stores expand to 13 acres
Updated plans for the site off State Road 535 show a 95,000-square-foot indoor water park designed by Martin Aquatic, a separate 45,000-square-foot entertainment building and nearly 900 parking spaces. The tower height rises to as much as 100 feet and still needs Orange County approval. About 200 jobs are expected, and no opening date has been announced.
What it may mean for the marketThe project would add visitor attractions, dining and roughly 200 jobs near the State Road 535 corridor, with added traffic and parking demand nearby. The site is about 2 miles southeast of Grandview Isles.
Source: FOX 35 Orlando - 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 13 miles east of Grandview Isles, 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 9 miles northeast of Grandview Isles, 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 project is about 10 miles northeast of Grandview Isles, elsewhere in Orange County.
Source: Orange County Newsroom
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 Grandview Isles buying strategy.
If we were buying in Grandview Isles 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 Grandview Isles.
A closer look at the Grandview Isles market
At a median of $256 per square foot, Grandview Isles prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 6.0 months of supply, a balanced market. Homes that do trade take a median 23 days on market, useful leverage on any listing that has lingered.
The housing stock is 55 homes built between 2007 and 2008, and 47% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Grandview Isles. 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 Grandview Isles 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 (5.3). Basis: Liquidity & Demand 6.0 months of supply; Owner Commitment 47% owner-occupied; Pricing Power 95.9% sale-to-list. Refreshed with each data update.
Tools for a Grandview Isles 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 Grandview Isles sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Grandview Isles, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Grandview Isles home worth?
Get a no-obligation home value based on real comparable sales in Grandview Isles, 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 Grandview Isles
Homes in Grandview Isles 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. 1 on record.
- 10331 Lake Sheen Reserve Boulevard · off market
| Location | Orlando, Orange County, FL · ZIP 32836 |
|---|---|
| Homes in the community | 55 (FL DOR 2025 assessment roll) |
| Years built | 2007–2008 (median 2008.0) |
| Typical living area | 1,578 sq ft (median) |
| Home types (current listings and sales) | townhouses 100% |
| Amenities listed by sellers | Community Mailbox, Clubhouse, Deed Restrictions, Irrigation-Reclaimed Water, None, Other |
| Sale prices, last 12 months | $406,250 median across 4 closed sales · $256 per sq ft |
| Days on market (closed sales) | 23 median |
| For sale right now | 2 active, 0 pending · median asking $415,000 · 6.0 months of supply |
| Owner-occupied (homestead) share | 47% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2012 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Grandview Isles key facts,” movewithmomentum.com/neighborhoods/grandview-isles-orlando, data as of September 20, 2026.
Housing distress & ownership in Grandview Isles, 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 October 2026 through October 2026. Deemed reliable but not guaranteed.
Just listed in Grandview Isles
The newest homes for sale in Grandview Isles right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 10210 Fallsgrove Street $415,000 · 3 bd · 2.5 ba · 1,578 sq ft · listed Aug 21, 2026 Courtesy of KN PREMIER REALTY, INC
- 10376 Fallsgrove Street $405,000 · 3 bd · 2.5 ba · 1,671 sq ft · listed Oct 10, 2025 Courtesy of MAINFRAME REAL ESTATE
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Grandview Isles Orlando Right Now (2)
All 2 active and pending Grandview Isles Orlando listings with a detail page, newest first, refreshed twice a day from the MLS.
- 10210 Fallsgrove Street · $415,000 · 3 bd / 2.5 ba · listed Aug 21, 2026 · listed by Kn Premier Realty, Inc
- 10376 Fallsgrove Street · $405,000 · 3 bd / 2.5 ba · listed by Mainframe Real Estate
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Orlando guides & data
- Market data
- Cost of living
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- Flood zones
- Property taxes (Orange County)
- Homestead exemption (Orange County)
- Home insurance cost
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Fallsgrove Street (29 homes on record)
- Fallsgrove Street (1 homes on record)
Email me new listings in Grandview Isles
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Grandview Isles
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Grandview Isles will answer, and the answer is published on this page for the next buyer.
What it really costs to own in Grandview Isles
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $262/month across 6 MLS listings (most billed monthly; 2026-10-24). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Orange County is $1,409/yr (4,204 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2008 across 7 listings. An original roof here would be about 18 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Frequently Asked Questions
What is the median home price in Grandview Isles?
How long do homes in Grandview Isles take to sell?
Is Grandview Isles a buyer's or seller's market right now?
How many homes are in Grandview Isles?
What share of Grandview Isles is owner-occupied?
When were the homes in Grandview Isles built?
Who is the best real estate agent for Grandview Isles?
How do I find a top Orlando real estate agent who knows Grandview Isles?
Can Momentum Realty connect me with an agent for Grandview Isles?
Where is Grandview Isles, and what county is it in?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 19, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32836)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (25 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 Grandview Isles fits the bigger picture — live prices, inventory, and Momentum Scores:
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