Heathrow- Heron Ridge
Homes for Sale in Lake Mary, FL
All 208 homes for sale in Lake Mary, FL · median $439,900 · 131 homes for sale in 32746 · Seminole County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 1 closed sale in Heathrow- Heron Ridge Ph 2 in Lake Mary, FL, the most recent in January 2026. Across Lake Mary as a whole, 400 homes closed in the last 12 months at a median of $426,000, 32 median days on market, with 67 homes for sale today. At that median and Seminole County's FY2025-26 rate of 15.18 mills, annual property tax runs about $6,470 ($5,870 with the full homestead exemption).
Heron Ridge Ph 2 sits inside Heathrow, one of the established master-planned sections of Lake Mary in Seminole County. Current MLS data for this specific phase does not list a defined set of community amenities, which means buyers should verify directly with an HOA document review or the Heathrow master association rather than assume a standard package applies to this pocket.
With no amenity detail surfaced in current listings, pricing conversations here come down to the individual home: lot position, condition, and how a given property relates to the broader Heathrow setting. That is a market where a knowledgeable local read matters more than a headline number, since the listing sheet alone will not tell the full story.
Nearby homes for sale
No active listings inside Heathrow- Heron Ridge Ph 2 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
Heron Ridge Ph 2 is a phase within the Heathrow community in Lake Mary, Seminole County, where current MLS records do not specify a distinct amenity package for this section.
Stellar MLS sales records identify 39 homes in Heathrow- Heron Ridge that have changed hands since 2004, built between 1999 and 2001 (median 2000), with a median living area of about 2,582 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.
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 Heathrow- Heron Ridge is best for.
Best for
- A buyer specifically targeting the Heathrow area of Lake Mary who is comfortable verifying HOA and amenity details before making an offer
- A buyer prioritizing location within Seminole County over a defined amenity package
- A buyer working with an agent who will pull HOA documents rather than relying solely on portal listing data
Probably not for
- A buyer who wants amenities clearly itemized in the listing before touring
- A buyer unwilling to do additional research beyond the MLS feed
- A buyer comparison-shopping strictly on advertised community features
The market around Heathrow- Heron Ridge
Heathrow- Heron Ridge is too small for its own price trend, so here is the market around it.
In ZIP 32746, 246 homes are on the market and 30% are under contract — a steady corner of Lake Mary.
Across Seminole County, 1,646 homes are active and 585 pending (26% under contract).
In ZIP 32746 (Lake Mary), 650 homes closed in the last 12 months at a median of $422K ($231/sq ft), up 0.8% year over year, with a median 34 days on market. Right now 75 active and 36 pending listings put supply at about 2.6 months — a healthy market. See the live ZIP 32746 housing market and the Seminole County market.
ZIP and county figures describe the wider market, not Heathrow- Heron Ridge specifically. Momentum Research analysis of MLS records.
Heathrow- Heron Ridge Ph 2 by the numbers
From county property records and closed MLS sales for the Heathrow- Heron Ridge Ph 2 subdivision: 10 homes on record; built 2000–2001; typical size about 2,715 heated sq ft; 4 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2017 | 1 | $439,900 |
| 2018 | 2 | $492,500 |
| 2019 | 1 | $575,000 |
| 2022 | 1 | $735,000 |
| 2024 | 2 | $757,500 |
| 2026 | 1 | $875,000 |
Newest recorded sale: $875,000 on 2026-01-15.
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 Heathrow- Heron Ridge buying strategy.
If we were buying in Heathrow- Heron Ridge 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 Heathrow- Heron Ridge.
What the listing data does and does not tell you
When a phase-level MLS feed shows no identified community amenities, it usually means one of two things: the phase draws on a larger master association's shared facilities without a separate listing entry, or the amenity picture simply has not been logged consistently across recent listings. Either way, it is not something to guess at from a listing sheet alone.
For a buyer evaluating Heron Ridge Ph 2, the practical step is pulling the Heathrow master HOA documents and any sub-association rules tied to this specific phase before assuming access to pools, gates, or common areas. For a seller, it means making sure current listing data actually reflects what the home and its association offer, since incomplete amenity data can undersell a property in search results.
The location and the amenities are priced into every listing in Heathrow- Heron Ridge. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a phase where the public MLS record leaves gaps on amenities, the value of an agent is doing the homework the listing feed will not: pulling HOA documents, confirming what association a specific address falls under, and making sure a buyer or seller is working from complete information rather than what a portal happens to display.
Heathrow- Heron Ridge 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 Heathrow- Heron Ridge 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 Heathrow- Heron Ridge sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Heathrow- Heron Ridge, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Heathrow- Heron Ridge home worth?
Get a no-obligation home value based on real comparable sales in Heathrow- Heron Ridge, 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 Heathrow- Heron Ridge?
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 2026 (1 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.
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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 Heathrow- Heron Ridge Ph 2 fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Heathrow- Heron Ridge
Where is Heathrow- Heron Ridge?
Heathrow- Heron Ridge is a community in Lake Mary, Seminole County, Florida, ZIP 32746.
How many homes are in Heathrow- Heron Ridge?
County property records list 10 homes in Heathrow- Heron Ridge, built between 2000 and 2001; the typical home is about 2,715 heated square feet.
What do homes in Heathrow- Heron Ridge sell for?
Heathrow- Heron Ridge has no MLS sales in the last 12 months. The most recent year with recorded sales on file is 2026 (1 sale, median $875,000). For context, ZIP 32746 has 246 homes on the market with 30% under contract.
Are there homes for sale in Heathrow- Heron Ridge right now?
No active listings inside Heathrow- Heron Ridge at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Heathrow- Heron Ridge have an HOA or CDD?
No HOA is on record for Heathrow- Heron Ridge 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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