Hills Of Lake Mary Ph 2
Homes for Sale in Lake Mary, FL
True comps, carrying-cost math, and listings before the portals.
What sets price here is condition, not location theatrics. This is a built-out pocket of Lake Mary where the homes date to a tight window in the late 1980s through the early 1990s, with the typical house around 1,880 square feet. Because the bones are similar across the 82 homes, the spread in price comes down to what an owner has done with kitchens, baths, roofs, and systems since. Updated and original homes can sit far apart on price even when the floor plans rhyme.
The other thing to read is turnover. A homesteaded share near 88% tells you owners tend to stay put, so inventory is thin and comes to market in ones and twos rather than waves. For a buyer that means patience and a willingness to move when the right condition appears. For a seller it means less direct competition, but also fewer recent comparables to lean on — pricing has to be argued from the home itself, not from a crowd of active listings.
Who Hills Of Lake Mary Ph 2 is best for.
Best for
- Buyers targeting an established Seminole County location who value maturity over new build
- Renovation-minded buyers willing to take on an original home and update systems over time
- Buyers with a mid-range budget who want an updated, move-in-ready home near the neighborhood's typical size
Probably not for
- Buyers who require brand-new construction and modern floor plans
- Buyers who need to close fast and want a broad set of active listings to compare
- Buyers unwilling to budget for aging roofs, HVAC, and original kitchens or baths
The market around Hills Of Lake Mary Ph 2
Hills Of Lake Mary Ph 2 is a small community — 19 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
Across Seminole County, 1,538 homes are active and 629 pending (29% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Hills Of Lake Mary Ph 2 specifically. Momentum Research analysis of MLS records.
The Hills Of Lake Mary Ph 2 buying strategy.
If we were buying in Hills Of Lake Mary Ph 2 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 Hills Of Lake Mary Ph 2.
A built-out pocket where condition is the variable
With homes clustered between 1987 and 1994 and a median build year around 1992, this is a neighborhood past its awkward age. Landscaping is mature, floor plans reflect early-1990s tastes, and the major-systems question is front and center: roofs, HVAC, water heaters, and original kitchens and baths are all on their own replacement clocks. A well-maintained or renovated home here is a genuinely different purchase from an original one, and the median size near 1,880 square feet gives most buyers room to work without carrying a very large footprint.
The high homestead share — roughly 88% — shapes the day-to-day feel and the market. Owners who stay tend to maintain, which is good for the streetscape, but it also keeps listings scarce. Buyers should be ready to act on condition rather than wait for selection, and sellers should plan to document their updates carefully, because in a thin-inventory pocket the case for price is made home by home.
The location and the amenities are priced into every listing in Hills Of Lake Mary Ph 2. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, low-turnover neighborhood, comparables are scarce and the difference between an updated and an original home drives everything. We price and negotiate from the specifics — roof age, systems, and renovation scope — not from a generic per-foot number. Whether you are buying and need to move quickly when the right condition appears, or selling and need your updates to actually count, we build the case from the house itself.
Hills Of Lake Mary Ph 2 in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 Hills Of Lake Mary Ph 2 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 Hills Of Lake Mary Ph 2 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Hills Of Lake Mary Ph 2, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Hills Of Lake Mary Ph 2 home worth?
Get a no-obligation home value based on real comparable sales in Hills Of Lake Mary Ph 2, 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
How many homes are in Hills Of Lake Mary Ph 2?
What share of Hills Of Lake Mary Ph 2 is owner-occupied?
When were the homes in Hills Of Lake Mary Ph 2 built?
Do cash buyers compete in Hills Of Lake Mary Ph 2?
Who is the best real estate agent for Hills Of Lake Mary Ph 2?
How do I find a top Lake Mary real estate agent who knows Hills Of Lake Mary Ph 2?
Can Momentum Realty connect me with an agent for Hills Of Lake Mary Ph 2?
Should you buy in Hills Of Lake Mary Ph 2?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (3 streets, ZIP 32746)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2008 (35 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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