LAKE MARY SHORES
Homes for Sale in ORLANDO, FL
True comps, carrying-cost math, and listings before the portals.
Right now there is exactly one active listing in Lake Mary Shores, and that single data point is doing all the work behind the 12-month supply figure. That is not a market read so much as a market absence — with inventory this thin, any headline number (supply, days on market, price trends) should be treated as a placeholder rather than a trend.
For a seller, that scarcity is a double-edged tool: less competition to stand out against, but also less proof in the record of what buyers are actually paying to benchmark against. For a buyer, the buyer-leaning label technically applies, but with only one option on the board there is effectively no comparison shopping happening inside the community itself — you are pricing against the broader Orlando market, not against Lake Mary Shores.
LAKE MARY SHORES right now
🟢 Buyer-leaning market. 12.0 months of supply and 0% 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 (1 active and pending listings, 0 closed sales in 12 months).
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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 Mary Shores currently shows a single active MLS listing, which makes this less a market to analyze in the traditional sense and more a specific opportunity to evaluate on its own terms.
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 MARY SHORES. Swipe to explore the community.
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LAKE MARY SHORESWho LAKE MARY SHORES is best for.
Best for
- A buyer who has a specific home in mind here and is less concerned with comparing it against other listings in the same community
- A buyer comfortable making a decision with limited local sales history, relying instead on broader Orlando-area comparables
- A buyer prioritizing a particular location over documented on-site amenities
Probably not for
- A buyer who wants to compare multiple active listings within the same community before deciding
- A buyer who needs verified, documented community amenities as part of the decision
- A buyer relying on recent local sales trends to validate an offer price
The market around LAKE MARY SHORES
LAKE MARY SHORES is a small community — 8 recorded sales on file, most recently in 2016 — too few for its own price trend. Here is the market around it.
In ZIP 32839, 177 homes are on the market and 15% 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 MARY SHORES specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in LAKE MARY SHORES, 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 MARY SHORES
Live MLS inventory for LAKE MARY SHORES. 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 MARY SHORES listings as of 2026-08-23, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2007 through 2025. Tap any home to ask about it.
Recent Developments in Lake Mary Shores
Development, infrastructure, retail, and school activity affecting Lake Mary Shores, 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 4 miles southeast of Lake Mary Shores, 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 site is about 1 mile northwest of Lake Mary Shores.
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 8 miles northwest of Lake Mary Shores, 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 project is about 5 miles north of Lake Mary Shores, elsewhere in Orange County.
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 project is about 5 miles north of Lake Mary Shores, elsewhere in Orange County.
Source: Florida YIMBY - March 2026Development
Orlando approves the 380-acre Dowden Central Community Development District in Lake Nona
Orlando approved the Dowden Central Community Development District, a roughly 380-acre district in the Lake Nona area of southeast Orlando, in March 2026. The district provides the framework to build roads, drainage, utilities, and parks for future development phases.
What it may mean for the marketA new community development district lays the groundwork for large-scale growth in the Lake Nona area, a step that typically precedes new housing and commercial activity nearby. The site is about 9 miles southeast of Lake Mary Shores.
Source: ClickOrlando
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 MARY SHORES buying strategy.
If we were buying in LAKE MARY SHORES 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 MARY SHORES.
A market of one
With just one listing live in the Stellar MLS feed as of this snapshot, Lake Mary Shores does not have the volume needed to generate a reliable price trend, absorption pattern, or competitive set. The 12-month supply figure is mathematically real but should be read as a statement about current scarcity, not a forecast of how quickly homes will move once more come to market.
No community amenities are identified in the current MLS data for this area. That does not necessarily mean none exist — it means the listing record in front of us does not document them, so amenity claims should be verified directly against the specific home and any HOA documentation rather than assumed from the community name.
The location and the amenities are priced into every listing in LAKE MARY SHORES. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community has only one listing to evaluate, the value of a broker shifts from market commentary to verification — confirming lot specifics, HOA terms, and true comparables from outside the immediate area since there is not enough local inventory to build a fair comparison from Lake Mary Shores alone.
LAKE MARY SHORES 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 MARY SHORES 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 MARY SHORES sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in LAKE MARY SHORES, 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 MARY SHORES home worth?
Get a no-obligation home value based on real comparable sales in LAKE MARY SHORES, 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 MARY SHORES on the map →
LAKE MARY SHORES Market Scorecard
LAKE MARY SHORES is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $607,000, and homes go under contract in about 45 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 MARY SHORES a buyer's or seller's market right now?
Who is the best real estate agent for LAKE MARY SHORES?
How do I find a top ORLANDO real estate agent who knows LAKE MARY SHORES?
Can Momentum Realty connect me with an agent for LAKE MARY SHORES?
Should you buy in LAKE MARY SHORES?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near LAKE MARY SHORES with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2007 (8 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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