Indian Hills
Homes for Sale in Fern Park, FL
All 13 homes for sale in Fern Park, FL · median $324,900 · Seminole County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
As of October 2026, Indian Hills Unit 2 in Fern Park, FL has 3 homes for sale. Over the 12 months ending 2026-08-10, 13 recorded sales closed at a median of $470,000, $261 per square foot, a median 24 days on market, sellers accepting 97% of original asking (+6% versus the prior year). Homes listed or recently sold were built 1967 - 1973; 3 of 12 report an HOA (median $8/mo); none of the 12 geocoded homes sit in a FEMA special flood hazard zone (median elevation 91 ft). At the median price and Seminole County's FY2025-26 rate of 15.18 mills, annual property tax runs about $7,140 ($6,540 with the full homestead exemption).
Last 30 days in Indian Hills: 2 closed sales (median $440,645). As of October 16, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
Indian Hills right now
🔴 Seller-leaning market. 2.4 months of supply and 0% of the inventory already under contract give sellers the pressure advantage.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 August 10, 2026. Confidence: High (3 active and pending listings, 13 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($470K) is up 5.6% from the prior 12 months ($445K) and up 173% since 2012. With about 7 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 August 10. Confidence: Medium (13 and 9 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 16, 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
Indian Hills market snapshot (as of August 10, 2026): the median sale price is about $470K ($261 per sq ft over the trailing 12 months of closed sales), a median 24 days on market for closed sales, and 2.4 months of supply, a seller-leaning market. The trailing-12-month median is up 6% from the prior 12 months and up 173% since 2012, computed from record-level Stellar MLS closed sales (13 closings in the current window).
In ZIP 32707 (Fern Park), 453 homes closed in the last 12 months at a median of $363K ($233/sq ft), down 3.2% year over year, with a median 31 days on market. Right now 36 active and 6 pending listings put supply at about 3.2 months - a balanced market. See the live ZIP 32707 housing market and the Seminole County market.
Flood zones in Indian Hills: of 11 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov.
Indian Hills is a community of 131 homes in Fern Park, Seminole County, built between 1967 and 2006 (median 1970), with a median living area of about 1,804 square feet. 83% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Indian Hills. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Indian HillsPhotos from Stellar MLS listings in Indian 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 August 10 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($470K) IS the median in the snapshot above, and the move from 2025 ($445K) IS the +5.6% one-year change.
Windows contain 1 to 26 sales each (13 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.
35% of homes for sale in ZIP 32707 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 (2026-08-10).
Indian Hills Market Scorecard
Indian Hills is currently a seller-leaning market. About 2.4 months of supply, a median asking price of $499,900.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Indian 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 contributors.
Life at Indian Hills
- Park · reported on 2 of 6 listings
- Playground · reported on 2 of 6 listings
- Trail(s) · reported on 2 of 6 listings
- Basketball Court · reported on 1 of 6 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Recent Developments in Indian Hills
Development, infrastructure, retail, and school activity affecting Indian Hills, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- August 2026Development
Seminole County approves land use change and rezoning for 144,000 sq ft Sanford Commerce Center
The Board of County Commissioners adopted an ordinance changing the future land use and zoning for the roughly 17.23-acre Sanford Commerce Center along Orange Boulevard. The project plans 144,000 square feet of flex space. Conditions include operating hours of 7 a.m. to 7 p.m., enhanced buffering and dumpster and large-vehicle parking requirements.
What it may mean for the marketThe project would add flex industrial and small-business space in the Sanford area, with operating limits meant to manage nearby impacts. The project is about 18 miles northeast of Indian Hills, elsewhere in Seminole County.
Source: Citizen Portal - July 2026Retail & Dining
Seminole Towne Center set for 700 million dollar redevelopment with Costco
Ardent Companies is redeveloping the Seminole Towne Center in Sanford in a project valued around 700 million dollars, described as the largest commercial redevelopment in Seminole County history. Plans include the largest Costco in Central Florida at over 156,000 square feet, about 300 apartments, and new retail. Demolition was scheduled for July 2026 with the Costco expected to open in early 2027.
What it may mean for the marketConverts a long dormant mall site into a mixed use center anchored by a large format Costco, new retail, and about 300 apartments, reshaping a major Seminole County commercial node. The project is about 17 miles northeast of Indian Hills, elsewhere in Seminole County.
Source: WFTV - July 2026Civic
Orange County previews new Innovation Center on West Colonial Drive
Orange County previewed its new Innovation Center at 7149 West Colonial Drive, located within the county's Multicultural Center and Senior Center complex, with an official opening set for Fall 2026. The center will offer technology programs including 3D printing and makerspace prototyping through the Orange County Library System, plus career exploration and workforce training through CareerSource Central Florida.
What it may mean for the marketAdds a county operated civic and technology facility with library and workforce programming to the West Colonial corridor. The site is about 2 miles south of Indian Hills.
Source: Orange County Newsroom - October 2025Retail & Dining
New Apopka complex with restaurants and offices set to open in 2026
A new commercial complex in Apopka with restaurants and office space is set to open in 2026, adding retail and workplace space in northwest metro Orlando.
What it may mean for the marketNew retail and office space in Apopka adds everyday conveniences and local jobs, amenity and employment factors that can support nearby housing demand. The site is about 7 miles northwest of Indian Hills.
Source: GrowthSpotter
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Indian Hills buying strategy.
If we were buying in Indian 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Indian Hills.
A closer look at the Indian Hills market
At a median of $261 per square foot, Indian 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 2.4 months of supply, a seller-leaning market and the trailing-12-month median up 6% year over year. Homes that do trade take a median 24 days on market, useful leverage on any listing that has lingered.
The housing stock is 131 homes built between 1967 and 2006, and 83% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Indian 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 Indian 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 5 factors (8.2). Basis: Long-Term Appreciation +173% since 2012; Recent Direction +5.6% year-over-year; Liquidity & Demand 2.4 months of supply; Owner Commitment 83% owner-occupied; Pricing Power 96.5% sale-to-list. Refreshed with each data update.
What it really costs to own in Indian Hills
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $8/month across 90 MLS listings (most billed annually; 2026-10-15). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Seminole County is $1,572/yr (1,203 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 11 listing addresses checked against the FEMA flood map, 100% sit outside the high-risk zone. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 1968 across 12 listings. An original roof here would be about 58 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Indian Hills
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Indian Hills
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Indian Hills will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $8/month · median of 90 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $8 per month - the median AssociationFee across 90 MLS records, normalised to a monthly figure; most are billed annually. 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.
Flood & Insurance Context
Of 12 sampled listing addresses in this community: 100% outside the FEMA Special Flood Hazard Area (Zone X/B/C).
Address-sampled; individual parcels vary - verify any specific address at msc.fema.gov. Check any address at FEMA's Flood Map Service Center, and see average home-insurance costs by Florida county.
Source: FEMA National Flood Hazard Layer, address-level lookups (n=12) · as of 2026-10
Tools for a Indian 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 Indian Hills sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Indian 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 Indian Hills home worth?
Get a no-obligation home value based on real comparable sales in Indian 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.
See all homes for sale in Fern Park →
Recently off market in INDIAN HILLS UNIT 2
Homes in INDIAN HILLS UNIT 2 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. 4 on record.
- 1903 Collier Drive · off market
- 1921 Winnebago Trail · off market
- 2102 Winnebego Trail · off market
- 2109 Cree Trail · off market
| Location | Fern Park, Seminole County, FL · ZIP 32707, 32730, 32751 |
|---|---|
| Homes in the community | 131 (FL DOR 2025 assessment roll) |
| Years built | 1967–2006 (median 1970) |
| Typical living area | 1,804 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Basketball Court, Park, Playground, Trail(s) |
| Sale prices, last 12 months | $470,000 median across 13 closed sales · $261 per sq ft · +5.6% vs the prior 12 months |
| Days on market (closed sales) | 24 median |
| For sale right now | 3 active, 0 pending · median asking $499,900 · 2.4 months of supply |
| Owner-occupied (homestead) share | 83% |
Data as of August 10, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Indian Hills key facts,” movewithmomentum.com/neighborhoods/indian-hills-fern-park, data as of August 10, 2026.
Housing distress & ownership in INDIAN HILLS UNIT 2, Fern Park
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 October 2026 through October 2026. Deemed reliable but not guaranteed.
Recently sold in Indian Hills Fern Park
- 2109 Cree Trail · sold $421,290
- 2102 Winnebego Trail · sold $460,000
- 1903 Collier Drive · sold $490,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
More Fern Park home searches
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Winnebago Trail (12 homes on record)
- Winnebago Trail (10 homes on record)
- Winnebago Trail (4 homes on record)
Frequently Asked Questions
What is the median home price in Indian Hills?
How long do homes in Indian Hills take to sell?
Is Indian Hills a buyer's or seller's market right now?
How many homes are in Indian Hills?
What share of Indian Hills is owner-occupied?
When were the homes in Indian Hills built?
Have Indian Hills home prices gone up?
Who is the best real estate agent for Indian Hills?
How do I find a top Fern Park real estate agent who knows Indian Hills?
Can Momentum Realty connect me with an agent for Indian Hills?
Where is Indian Hills, and what county is it in?
Is Indian Hills in a flood zone?
Is Indian Hills a good place to live?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 15, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 10, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 32707/32730/32751)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-10 |
| Historical depth | Closed-sale records back to 2005 (133 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 INDIAN HILLS UNIT 2 fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Indian Hills
- Home values · What homes in Indian Hills actually sell for
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