Lake Adair Groves
Homes for Sale in Orlando, FL
All 4,060 homes for sale in ORLANDO, FL · median $384,945 · 80 homes for sale in 32804 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, Lake Adair Groves in Orlando, FL has 1 home for sale. As of September 2026, the MLS records 9 closed sales in Lake Adair Groves in Orlando, FL since 2014, the most recent in November 2024. Across Orlando as a whole, 5,915 homes closed in the last 12 months at a median of $412,500, 41 median days on market, with 1,608 homes for sale today. At that median and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $6,880 ($6,210 with the full homestead exemption).
Lake Adair Groves is a small, fixed footprint - 58 homes total - and right now there is exactly one active listing. That is not a data gap, that is the market: turnover here is rare enough that a single listing effectively sets the tone for the whole community at any given moment. With zero closings recorded in the current window, there is no fresh comparable trail to point to, which means pricing conversations lean heavily on the home itself - condition, updates, and how it compares to the community's older housing stock - rather than on a recent sales pattern.
The spread in build years, 1920 to 2020, with a median around 1950, tells you this is a mixed-vintage pocket: some homes will carry original character and deferred maintenance, others will be substantially renovated or newer builds on the same streets. That range is the real pricing variable here. A buyer or seller should expect condition and age to move value more than anything else, and with inventory this thin, patience and a specific, well-scoped home search matter more than timing the market.
The 60-Second Overview
Lake Adair Groves is a compact, established pocket of Orlando where homes built across a full century sit side by side, and where a high homestead share points to longer typical ownership rather than fast resale turnover.
Stellar MLS sales records identify 8 homes in Lake Adair Groves that have changed hands since 2015, built between 1930 and 2001 (median 1994), with a median living area of about 2,340 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 Lake Adair Groves is best for.
Best for
- A buyer set on this specific Orlando pocket who can move when the rare listing appears
- Someone comfortable evaluating an older or mixed-vintage home on its individual condition rather than a tract-built standard
- A long-term owner-occupant plan, given the community's high homestead share and low turnover
Probably not for
- A buyer who wants to compare several active listings side by side before deciding
- Anyone relying on recent closed-sale comps to shape an offer, since none are currently recorded
- A short-term hold or quick-flip strategy in a community where homes change hands infrequently
The market around Lake Adair Groves
Lake Adair Groves is too small for its own price trend, so here is the market around it.
In ZIP 32804, 129 homes are on the market and 22% are under contract — a steady corner of Orlando.
Across Orange County, 5,909 homes are active and 1,877 pending (24% under contract).
In ZIP 32804 (ORLANDO), 268 homes closed in the last 12 months at a median of $598K ($343/sq ft), up 9.9% year over year, with a median 36 days on market. Right now 34 active and 12 pending listings put supply at about 2.7 months - a healthy market. See the live ZIP 32804 housing market and the Orange County market.
ZIP and county figures describe the wider market, not Lake Adair Groves specifically. Momentum Research analysis of MLS records.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Orange County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Orange County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
LAKE ADAIR GROVES Market Scorecard
LAKE ADAIR GROVES is currently a thin data market. Limited supply, a median asking price of $634,000, and homes go under contract in about 91 days.
Typical home value in the 32804 ZIP is $505,741, about 10.6% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, 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 Lake Adair Groves
Live MLS inventory for Lake Adair Groves. 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 Lake Adair Groves listings as of 2026-09-12, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2024. Tap any home to ask about it.
Life at Lake Adair Groves
- Golf Carts OK · reported on 1 of 1 listings
- Playground · reported on 1 of 1 listings
- Restaurant · reported on 1 of 1 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.
Schools
- Orange County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Lake Silver Elem · Elementary
- College Park Middle · Middle
- Edgewater High · High
Zoned schools reflect the assignments reported on recent Lake Adair Groves 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 Lake Adair Groves address.
Shop the zone: Homes zoned for Edgewater High High School
Recent Developments in Lake Adair Groves
Development, infrastructure, retail, and school activity affecting Lake Adair Groves, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Capstone begins construction on The Gateway luxury apartments
Capstone Building Corp began construction on The Gateway, a 270-unit apartment community at 7250 Shadowridge Drive in Orlando, developed by JBL Development. The five-story gated project spans more than 417,000 square feet and is expected to be completed in late 2027. Amenities include a saltwater pool, fitness center, pickleball court, and a clubhouse with a restaurant and bar.
What it may mean for the marketAdds 270 market rate apartments in a five story building with resort style amenities, expanding the local rental housing stock in the Airport Lakes area of south Orlando. The project is about 10 miles southeast of Lake Adair Groves, elsewhere in Orange County.
Source: Construction Owners - July 2026Development
Orange County opens Enclave at Canopy Park with 104 affordable units
Orange County opened The Enclave at Canopy Park, a 104-unit affordable apartment community at 4440 Canopy Park Loop developed by Archway Partners. The county contributed 3 million dollars from its Affordable Housing Trust Fund. The community includes one and two bedroom homes plus a community center, fitness center, technology lab, and EV charging.
What it may mean for the marketAdds 104 income-restricted apartment homes to the local rental supply along with new community amenities and green-certified construction. The project is about 5 miles south of Lake Adair Groves, elsewhere in Orange County.
Source: ClickOrlando - 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 project is about 4 miles west of Lake Adair Groves, elsewhere in Orange County.
Source: Orange County Newsroom - June 2026Development
Mixed-use high-rise redesigned for 924 and 934 North Magnolia Avenue
A redesigned 17-story mixed-use high-rise was proposed for 924 and 934 North Magnolia Avenue in Orlando's North Quarter district by Acram Group. The project would include 350 residential units, about 3,300 square feet of ground-floor commercial space, and a parking garage with 510 spaces, replacing two 1972 office buildings. A public plaza is planned at the corner of Magnolia and Weber Street.
What it may mean for the marketWould replace two aging office buildings with 350 residences, ground floor retail, and structured parking, adding housing density and a public plaza along the Orlando Urban Trail. The site is less than a mile southeast of Lake Adair Groves.
Source: Florida YIMBY - June 2026Development
Planning board approves zoning for 37-story tower at 170 East Washington Street
Orlando's Municipal Planning Board voted to approve a Planned Development amendment for a 37-story, 425-foot mixed-use tower at 170 East Washington Street across from Lake Eola Park. The project would include 252 residential units, a 221-room hotel, a three-story restaurant, and structured parking. It still requires City Council consideration before construction.
What it may mean for the marketWould add a 37 story tower with 252 residences and a hotel to the downtown skyline, replacing a prior approval for a 7 story hotel and increasing high density housing and parking supply. The site is about 2 miles southeast of Lake Adair Groves.
Source: Florida YIMBY - 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 project is about 11 miles northwest of Lake Adair Groves, elsewhere in Orange County.
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 the Orlando Metro.
The Lake Adair Groves buying strategy.
If we were buying in Lake Adair Groves 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 Lake Adair Groves.
A century of housing stock in one small footprint
With only 58 homes in the community and a median living area near 1,975 square feet, Lake Adair Groves is not a large-scale subdivision - it reads more like an infill neighborhood that grew in stages over roughly a hundred years. The 1920 - 2020 build range means shoppers should go in expecting real variation: original-era construction, mid-century homes, and newer or rebuilt properties can all be within a few blocks of each other, each with a different maintenance and systems profile.
The 80% homestead share is a useful signal on its own - it suggests most homes here are occupied under long-term ownership rather than churned as investment or short-term holds. Combined with an active listing count of just one, that points to a community where available homes do not sit on the market long once condition and price line up, simply because so few come up for sale at any given time.
The location and the amenities are priced into every listing in Lake Adair Groves. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this small, with essentially no active inventory to benchmark against, pricing a home well or evaluating one fairly takes local legwork rather than a quick pull of recent comps. Momentum tracks Lake Adair Groves at the listing level so that when something does come up, we already understand where it fits against the community's age range, size profile, and ownership pattern - and we can tell you plainly whether the price reflects the home's condition or just the scarcity of the moment.
Lake Adair Groves 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 Lake Adair Groves 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 Lake Adair Groves sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lake Adair Groves, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lake Adair Groves home worth?
Get a no-obligation home value based on real comparable sales in Lake Adair Groves, 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 Lake Adair Groves?
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 12, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2014 (9 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 Lake Adair Groves fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Lake Adair Groves
Where is Lake Adair Groves?
Lake Adair Groves is a community in ORLANDO, Orange County, Florida, ZIP 32804.
Are there homes for sale in Lake Adair Groves right now?
Yes - 1 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Lake Adair Groves have an HOA or CDD?
No HOA is on record for Lake Adair Groves 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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