Heathrow Woods
Homes for Sale in Lake Mary, FL
All 214 homes for sale in Lake Mary, FL · median $450,000 · 196 homes for sale in 32746 · Seminole County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $1,780,000, $330 per square foot, a median 5 days on market, sellers accepting 94% of original asking (+24% versus the prior year). At the median price and Seminole County's FY2025-26 rate of 15.18 mills, annual property tax runs about $27,020 ($26,420 with the full homestead exemption).
| Location | Lake Mary, Seminole County, FL · ZIP 32746 |
|---|---|
| Homes in the community | 198 (FL DOR 2025 assessment roll) |
| Years built | 1990–2024 (median 1998.0) |
| Typical living area | 5,127 sq ft (median) |
| Sale prices, last 12 months | $1,780,000 median across 3 closed sales · $330 per sq ft · +24.5% vs the prior 12 months |
| Days on market (closed sales) | 5 median |
| Owner-occupied (homestead) share | 81% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2007 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Heathrow Woods Ph 2 key facts,” movewithmomentum.com/neighborhoods/heathrow-woods-ph-2, data as of September 20, 2026.
Heathrow Woods Ph 2 is defined by scale, not amenities. The median living area here runs north of 5,100 square feet, which puts most of these homes in a size class that automatically narrows the buyer pool and changes how a house should be marketed and shown. With a median year built of 1998 and a build range stretching from 1990 to 2024, the neighborhood mixes original construction with newer infill, so condition and finish level will vary more than the footprint does.
No community amenities are showing up in current MLS listings for this section, which means whatever appeal exists here is coming from the homes and lots themselves, not a clubhouse or gate package. With only two months of closings to look at, we are working with a thin, recent sample — enough to see direction, not enough to call a firm price trend. Anyone pricing a listing or writing an offer should treat the current data as a snapshot, not a settled market.
Heathrow Woods right now
🟢 Still climbing. The trailing-12-month median ($1.78M) is up 24.5% from the prior 12 months ($1.43M). With about 4 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 20. Confidence: Low (3 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 5, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside Heathrow WoodsHomes for Sale in Lake Mary, 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
Heathrow Woods market snapshot (as of September 20, 2026): the median sale price is about $1.78M ($330 per sq ft over the trailing 12 months of closed sales), and a median 5 days on market for closed sales. The trailing-12-month median is up 24% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 closings in the current window).
In ZIP 32746 (Lake Mary), 647 homes closed in the last 12 months at a median of $422K ($231/sq ft), up 0.6% year over year, with a median 34 days on market. Right now 77 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.
County records show 12 qualified sales in Heathrow Woods across 2024–2025 (11 in 2024, 1 in 2025), median $1.50M — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Heathrow Woods is a community of 198 homes in Lake Mary, Seminole County, built between 1990 and 2024 (median 1998.0), with a median living area of about 5,127 square feet. 81% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Heathrow Woods Ph 2 in Lake Mary is a Seminole County section built around large-format homes, with a median size over 5,100 square feet and construction spanning more than three decades. Owner-occupancy here is high, with roughly four in five homes carrying a homestead exemption.
Who Heathrow Woods is best for.
Best for
- Buyers who specifically want a large-format home and view square footage as a priority worth trading amenities for
- Buyers comfortable evaluating construction era and condition home-by-home rather than assuming a uniform build year
- Buyers planning to occupy the home long-term, given the section's high share of homestead-exempt properties
Probably not for
- Buyers seeking a clubhouse, pool, or other community amenity package, since none is identified here
- Buyers wanting a smaller or lower-maintenance footprint than the section's typical size
- Buyers who need dense, recent closing data to underwrite a firm price expectation before writing an offer
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 ($1.78M) IS the median in the snapshot above, and the move from 2025 ($1.43M) IS the +24.5% one-year change.
Windows contain 0 to 10 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 2007 through 2026. Deemed reliable but not guaranteed.
26% of homes for sale in ZIP 32746 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 (2026-09-20).
Housing distress & ownership in Heathrow Woods Ph 2, Lake Mary
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.
The Heathrow Woods buying strategy.
If we were buying in Heathrow Woods 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 Woods.
Size drives the story here
The single most important fact about this section is square footage. A median of 5,127 square feet is large by any standard, and it shifts everything downstream — utility costs, maintenance scope, staging strategy, and the pool of buyers who are actually shopping for a home this size. Sellers should expect showings to skew toward buyers specifically looking for more space, not general move-up traffic.
The build range of 1990 to 2024 tells us this is not a single-era subdivision. A home built in the early 1990s and one finished recently can sit on the same street with very different systems, layouts, and expected near-term capital needs. That spread means condition and update history matter more than the calendar year alone, and buyers should evaluate each listing on its own mechanical and cosmetic merits rather than assuming uniformity across the section.
The location and the amenities are priced into every listing in Heathrow Woods. 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 Heathrow Woods 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 (8.1). Basis: Recent Direction +24.5% year-over-year; Owner Commitment 81% owner-occupied; Pricing Power 94.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A section this size-driven, with a build range this wide and a thin two-month closing sample, is not a place to price or bid by feel. We look at each home against its actual peers — square footage, build era, and condition — rather than treating the whole neighborhood as one market, and we say so plainly when a listing does not fit what current data supports.
Heathrow Woods 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 Woods 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 Woods sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Heathrow Woods, 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 Woods home worth?
Get a no-obligation home value based on real comparable sales in Heathrow Woods, 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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Frequently Asked Questions
What is the median home price in Heathrow Woods?
How long do homes in Heathrow Woods take to sell?
How many homes are in Heathrow Woods?
What share of Heathrow Woods is owner-occupied?
When were the homes in Heathrow Woods built?
Who is the best real estate agent for Heathrow Woods?
How do I find a top Lake Mary real estate agent who knows Heathrow Woods?
Can Momentum Realty connect me with an agent for Heathrow Woods?
Where is Heathrow Woods, and what county is it in?
Should you buy in Heathrow Woods?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (8 streets, ZIP 32746)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2007 (65 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 Heathrow Woods Ph 2 fits the bigger picture — live prices, inventory, and Momentum Scores:
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