LAKE HILL
Homes for Sale in ORLANDO, FL
True comps, carrying-cost math, and listings before the portals.
Lake Hill's pricing story is really a construction-era story. With homes dating from 1924 through 2024 and a median build year of 1985, you're looking at a stock that spans pre-war construction, mid-century infill, and recent builds side by side. That range alone drives wide swings in condition, systems age, and finish level from one listing to the next - the community's price story is condition-driven more than location-driven.
Right now there is only a single active listing and a single closing in the most recent window, so any read on this market has to be qualified. What the twelve-months-supply figure tells us is that, on the pace implied by recent activity, current inventory would take about a year to absorb - that's a buyer-leaning posture. For sellers, it argues for pricing precisely and presenting a home in the condition buyers expect at this size point. For buyers, thin inventory means less to compare against, so a serious offer on the right home shouldn't wait for more choices to show up.
LAKE HILL right now
🟢 Buyer-leaning market. 36.0 months of supply and 25% of the inventory already under contract give buyers above-average negotiating leverage.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 2, 2026. Confidence: Low (4 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 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
Lake Hill Orlando is a 157-home community in Orange County with a construction timeline stretching from the 1920s to the 2020s, giving it more architectural range than most similarly sized communities in the area.
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.
The setting & the homes.
Aerial and on-site photos of LAKE HILL. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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LAKE HILLWho LAKE HILL is best for.
Best for
- A buyer focused on one specific, already-identified home in Lake Hill rather than browsing several options
- Someone comfortable evaluating a home built decades apart from its neighbors, with a condition-first inspection approach
- An investor weighing a non-homestead purchase who has already priced out the ownership and leasing implications
Probably not for
- A buyer who wants to compare several active listings side by side before deciding
- Someone who needs a large floor plan well above the community's 1,308-square-foot median
- A seller expecting a fast, high-competition sale in a market currently leaning toward buyers
The market around LAKE HILL
LAKE HILL is a small community — 38 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32835, 308 homes are on the market and 17% are under contract — a slower corner of ORLANDO.
Across Orange County, 5,873 homes are active and 2,054 pending (26% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not LAKE HILL specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in LAKE HILL, ORLANDO
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 August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in LAKE HILL
Live MLS inventory for LAKE HILL. 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 · 1 daysTop listing
Active · 47 days
Active · 1 days
Active · 6 daysActive and pending LAKE HILL listings as of 2026-08-19, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026. Tap any home to ask about it.
LAKE HILL 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.
Life at LAKE HILL
- Secured Garage/Parking · 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
- Oak Hill Elem · Elementary
- Chain of Lakes Middle · Middle
- Olympia High · High
Zoned schools reflect the assignments reported on recent LAKE HILL 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 HILL address.
The LAKE HILL buying strategy.
If we were buying in LAKE HILL 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 HILL.
A Community Defined by Its Range
The median living area here is 1,308 square feet, which puts the typical home on the smaller end of the spectrum - this is a community of modest footprints rather than sprawling floor plans. Combined with the near-century build span, buyers should expect meaningful variation in layout, lot use, and system age from listing to listing rather than a uniform product type.
Ownership composition also stands out: roughly four in ten homes here carry a homestead exemption, which points to a market with a real mix of owner-occupied and non-homestead ownership. That mix is worth factoring into how you read any single listing - a non-homestead property may come with different maintenance history or leasing background than an owner-occupied one, so a condition-focused inspection matters more than usual. The one shared amenity noted across MLS listings is secured garage or parking access, though access details and current HOA terms should be verified directly rather than assumed.
The location and the amenities are priced into every listing in LAKE HILL. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only one active listing and one recent closing to reference, Lake Hill is not a community where you can lean on a stack of comparable sales - it takes someone who will dig into the specific build year, condition, and ownership history of each available home rather than pattern-matching off a spreadsheet. That's the kind of groundwork we do before a client ever writes an offer or sets a list price here.
LAKE HILL 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 LAKE HILL 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 HILL sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in LAKE HILL, 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 HILL home worth?
Get a no-obligation home value based on real comparable sales in LAKE HILL, 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 homes for sale in LAKE HILL on the map →
LAKE HILL Market Scorecard
LAKE HILL is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $329,900, and homes go under contract in about 1 days.
Go deeper: 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.
Frequently Asked Questions
Is LAKE HILL a buyer's or seller's market right now?
How many homes are in LAKE HILL?
What share of LAKE HILL is owner-occupied?
When were the homes in LAKE HILL built?
Do cash buyers compete in LAKE HILL?
Who is the best real estate agent for LAKE HILL?
How do I find a top ORLANDO real estate agent who knows LAKE HILL?
Can Momentum Realty connect me with an agent for LAKE HILL?
Should you buy in LAKE HILL?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near LAKE HILL with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 32835)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2005 (25 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 your area comps.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how LAKE HILL fits the bigger picture — live prices, inventory, and Momentum Scores: