Heather Hills
Homes for Sale in Orlando, FL
All 4,060 homes for sale in ORLANDO, FL · median $384,945 · 93 homes for sale in 32803 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, Heather Hills Sub in Orlando, FL has 2 homes for sale. Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $505,000, $340 per square foot, a median 5 days on market, sellers accepting 100% of original asking (-3% versus the prior year). Homes listed or recently sold were built 1956 - 1957; none of the 4 geocoded homes sit in a FEMA special flood hazard zone (median elevation 110 ft). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $8,420 ($7,750 with the full homestead exemption).
Heather Hills right now
🟢 Buyer-leaning market. 8.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 (2 active and pending listings, 3 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($505K) is down 2.9% from the prior 12 months ($520K). With about 3 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 September 12. Confidence: Low (3 and 4 sales in the two windows).
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
Heather Hills market snapshot (as of September 12, 2026): the median sale price is about $505K ($340 per sq ft over the trailing 12 months of closed sales), a median 5 days on market for closed sales, and 8.0 months of supply, a buyer-leaning market. The trailing-12-month median is down 3% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 closings in the current window).
In ZIP 32803 (ORLANDO), 441 homes closed in the last 12 months at a median of $482K ($328/sq ft), down 4.0% year over year, with a median 30 days on market. Right now 55 active and 26 pending listings put supply at about 2.6 months - a healthy market. See the live ZIP 32803 housing market and the Orange County market.
Stellar MLS sales records identify 58 homes in Heather Hills that have changed hands since 2005, built between 1920 and 2006 (median 1956), with a median living area of about 1,592 sq ft and a typical 3-bedroom, 2-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.
The setting & the homes.
Aerial and on-site photos of Heather Hills. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Heather HillsPhotos from Stellar MLS listings in Heather Hills; 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 12 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($505K) IS the median in the snapshot above, and the move from 2025 ($520K) IS the -2.9% one-year change.
Windows contain 0 to 7 sales each (3 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 2005 through 2026. Deemed reliable but not guaranteed.
HEATHER HILLS SUB Market Scorecard
HEATHER HILLS SUB is currently a balanced market. About 4.0 months of supply, a median asking price of $450,000, and homes go under contract in about 30 days.
Typical home value in the 32803 ZIP is $473,768, about 6.4% 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.
Housing distress & ownership in Heather Hills Sub, 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.
Homes For Sale Right Now in Heather Hills
Live MLS inventory for Heather Hills. 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 Heather Hills listings as of 2026-09-14, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026. Tap any home to ask about it.
Heather Hills 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.
Schools
- Orange County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Lake Como Elem · Elementary
- Lake Como School K-8 · Middle
- Boone High · High
Zoned schools reflect the assignments reported on recent Heather Hills 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 Heather Hills address.
Shop the zone: Homes zoned for Boone High High School
The Heather Hills buying strategy.
If we were buying in Heather Hills 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Heather Hills.
A closer look at the Heather Hills market
At a median of $340 per square foot, Heather Hills 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 8.0 months of supply, a buyer-leaning market and the trailing-12-month median down 3% year over year. Homes that do trade take a median 5 days on market, useful leverage on any listing that has lingered.
The location and the amenities are priced into every listing in Heather Hills. 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 Heather Hills 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 (5.8). Basis: Recent Direction -2.9% year-over-year; Liquidity & Demand 8.0 months of supply; Pricing Power 100.0% sale-to-list. Refreshed with each data update.
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 Heather Hills 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 Heather Hills sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Heather Hills, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Heather Hills home worth?
Get a no-obligation home value based on real comparable sales in Heather Hills, 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 Heather Hills Sub
Homes in Heather Hills Sub 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.
- 630 Tam O Shanter Drive · off market
Frequently Asked Questions
What is the median home price in Heather Hills?
How long do homes in Heather Hills take to sell?
Is Heather Hills a buyer's or seller's market right now?
Who is the best real estate agent for Heather Hills?
How do I find a top Orlando real estate agent who knows Heather Hills?
Can Momentum Realty connect me with an agent for Heather Hills?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 14, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2005 (42 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.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Heather Hills Sub fits the bigger picture — live prices, inventory, and Momentum Scores:
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