Highlands At Lake Conway
Homes for Sale in Belle Isle, FL
All 21 homes for sale in Belle Isle, FL · median $624,900 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, Highlands At Lake Conway 45/11 in Belle Isle, FL has 1 home for sale. Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $962,500, $270 per square foot, a median 15 days on market, sellers accepting 96% of original asking. Homes listed or recently sold were built 2003–2003; 5 of 5 report an HOA (median $183/mo); none of the 5 geocoded homes sit in a FEMA special flood hazard zone (median elevation 94 ft). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $16,050 ($15,380 with the full homestead exemption).
Price here is anchored by the median at $965,000, roughly $254 per square foot. That combination tells you the dollars are following the house itself, not a uniform product type. Condition, lot, and proximity to Lake Conway do the heavy lifting, so two closings can look very different on paper and still both make sense.
The market posture is fast. With a median of just 8 days on market, well-prepared listings are not sitting. For sellers, that rewards pricing to the median from day one rather than testing a high number. For buyers, it means you decide before you tour, not after — the homes that check your boxes will move on the timeline the data shows.
Highlands At Lake Conway right now
🟡 Balanced market. 3.0 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 12, 2026. Confidence: Low (1 active and pending listings, 4 closed sales in 12 months).
What's unique here: the median sale price is about 2x the typical Orange County sale ($962K vs $435K, trailing 12 months, Stellar MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 2, 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
Highlands At Lake Conway market snapshot (as of September 12, 2026): the median sale price is about $962K ($270 per sq ft over the trailing 12 months of closed sales), a median 16 days on market for closed sales, and 3.0 months of supply, a balanced market.
In ZIP 32809 (Belle Isle), 161 homes closed in the last 12 months at a median of $340K ($228/sq ft), down 1.6% year over year, with a median 60 days on market. Right now 29 active and 9 pending listings put supply at about 3.5 months — a balanced market. See the live ZIP 32809 housing market and the Orange County market.
Stellar MLS sales records identify 31 homes in Highlands At Lake Conway that have changed hands since 2007, built between 2001 and 2008 (median 2003), with a median living area of about 3,481 sq ft and a typical 4-bedroom, 4-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.
County records show 4 qualified sales in Highlands At Lake Conway across 2024–2025 (3 in 2024, 1 in 2025), median $960,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
This is a small, higher-priced pocket in Belle Isle where the per-square-foot figure sits in the mid-$250s and homes turn over quickly when priced right. Treat it as a condition-driven market, not a fixed-price tier.
Who Highlands At Lake Conway is best for.
Best for
- Buyers with a budget at or above the mid-$900s who want a Belle Isle address near Lake Conway
- Decisive buyers who can tour and write an offer within days, not weeks
- Sellers willing to prep and price to the median to capture the fast turnover
Probably not for
- Buyers who need a large pool of comparable homes to weigh before deciding
- Buyers on a tighter budget who need pricing well below the median here
- Sellers hoping to test a high number and wait for a buyer to meet it
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 ($962K) IS the median in the snapshot above.
Windows contain 0 to 4 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 2015 through 2026. Deemed reliable but not guaranteed.
16% of homes for sale in ZIP 32809 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 (2026-10-01).
Highlands At Lake Conway 45 11 Market Scorecard
Highlands At Lake Conway 45 11 is currently a seller's market. About 3.0 months of supply, a median asking price of $1,069,000, and homes go under contract in about 2 days.
Typical home value in the 32809 ZIP is $313,023, about 20.2% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Highlands At Lake Conway
Live MLS inventory for Highlands At Lake Conway. 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 Highlands At Lake Conway listings as of 2026-09-19, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2015 through 2026. Tap any home to ask about it.
Every Home for Sale in Highlands At Lake Conway 45 11 Right Now (1)
All 1 active and pending Highlands At Lake Conway 45 11 listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1623 Conway Isle Circle · $1,069,000 · 5 bd / 4 ba · listed Sep 8, 2026 · listed by Homevest Realty
Highlands At Lake Conway 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
- Pershing Elem · Elementary
- PERSHING K-8 · Middle
- Oak Ridge High · High
Zoned schools reflect the assignments reported on recent Highlands At Lake Conway 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 Highlands At Lake Conway address.
Shop the zone: Homes zoned for Oak Ridge High High School
The Highlands At Lake Conway buying strategy.
If we were buying in Highlands At Lake Conway 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 Highlands At Lake Conway.
A thin, fast market
The closings window is narrow — this read is built on a small handful of recent sales. That matters: with limited data, a single unusual home can pull the median in either direction, so the $965,000 figure is a compass, not a survey marker. Use it to frame expectations and then price or offer against the specific house in front of you.
The speed signal is the more durable takeaway. An 8-day median means demand is meeting supply almost immediately at this price point. That is not a market where a stale listing lingers; it is one where preparation, clean pricing, and readiness to act decide who wins.
The location and the amenities are priced into every listing in Highlands At Lake Conway. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a thin, fast market, the median only gets you so far — the value is in reading the individual home against it. We price and negotiate off condition and lot, not off a rounded number, and because listings move in days here, we help buyers move with a plan and sellers prepare before they list rather than after.
Highlands At Lake Conway in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $183/month (about $2,196/yr) · median of 95 MLS listings, most billed twice a year
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $183 per month ($2,196 a year) — the median AssociationFee across 95 MLS records, normalised to a monthly figure; most are billed twice a year. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Highlands At Lake Conway 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 Highlands At Lake Conway sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Highlands At Lake Conway, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Highlands At Lake Conway home worth?
Get a no-obligation home value based on real comparable sales in Highlands At Lake Conway, 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 Highlands At Lake Conway?
How long do homes in Highlands At Lake Conway take to sell?
Is Highlands At Lake Conway a buyer's or seller's market right now?
Who is the best real estate agent for Highlands At Lake Conway?
How do I find a top Belle Isle real estate agent who knows Highlands At Lake Conway?
Can Momentum Realty connect me with an agent for Highlands At Lake Conway?
Where is Highlands At Lake Conway, and what county is it in?
Should you buy in Highlands At Lake Conway?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 19, 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 2015 (11 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 Highlands At Lake Conway fits the bigger picture — live prices, inventory, and Momentum Scores:
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