Lakes Of Aloma Ph 2
Homes for Sale in Oviedo, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Lakes Of Aloma Ph 2 is a small, mature pocket in Oviedo — 43 homes built between 1989 and 1992, with a median just over 2,100 square feet. At this size and age, price here is driven less by square footage than by condition and updates: a home taken down to the studs and rebuilt inside will clear the median comfortably, while an original-finish house trades on its bones. The $650,000 median and $268 per square foot reflect the neighborhood's established location more than any new construction premium.
The market posture is split. Values are up 27.5% year over year, which is a strong read on demand for the area, but median days on market sits at 109 — meaning homes are trading higher yet taking their time to get there. For sellers, that argues for realistic pricing and turnkey presentation rather than testing the ceiling. For buyers, the longer marketing time is leverage: there is usually room to negotiate on a listing that has been sitting.
Lakes Of Aloma Ph 2 right now
🔴 Off the recent peak. The trailing-12-month median ($490K) is down 9.2% from the prior 12 months ($540K). With about 4 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 July 15. Confidence: Medium (7 and 6 sales in the two windows).
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Updated July 15, 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
Lakes Of Aloma Ph 2 market snapshot (as of July 15, 2026): the median sale price is about $490K ($273 per sq ft over the trailing 12 months of closed sales), and a median 47 days on market for closed sales. The trailing-12-month median is down 9% from the prior 12 months, computed from record-level Stellar MLS closed sales (7 closings in the current window).
Lakes Of Aloma Ph 2 is a community of 130 homes in Oviedo, Seminole County, built between 1989 and 1992 (median 1990), with a median living area of about 1,907 square feet. 85% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a compact, owner-occupied enclave — nearly 80% of homes carry a homestead exemption — where turnover is light and inventory rarely floods the market. Expect an established streetscape of early-1990s homes rather than a build-to-suit landscape.
Who Lakes Of Aloma Ph 2 is best for.
Best for
- Long-term owner-occupants with a mid-$600s budget who value an established, stable street over new build
- Buyers willing to take on cosmetic or systems updates in exchange for a better entry price
- Patient shoppers who can wait for the right home in a thin, slow-turnover market
Probably not for
- Buyers on a compressed timeline who need to close fast in a hot, multiple-offer setting
- Anyone wanting new construction or move-in-perfect finishes without doing any work
- Short-hold investors counting on quick flips, given the long days on market and owner-occupied character
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($490K) IS the median in the snapshot above, and the move from 2025 ($540K) IS the -9.2% one-year change.
Windows contain 0 to 10 sales each (7 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 %s through %s. Deemed reliable but not guaranteed.
The Lakes Of Aloma Ph 2 buying strategy.
If we were buying in Lakes Of Aloma 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 Lakes Of Aloma Ph 2.
A mature Oviedo pocket where condition sets the number
With every home in a three-year construction band and a median build year of 1990, the housing stock is uniform in vintage but not in shape. That creates a wide spread around the median based almost entirely on how much work a given home has had — kitchens, baths, roofs, and systems are all reaching the age where they either have been addressed or are due. Read each listing on its updates, not just its price.
The high homestead share tells you this is a hold-and-live neighborhood, not an investor churn. That tends to keep the streetscape stable and the inventory thin, which is part of why the year-over-year figure is so strong even as individual homes take a while to sell. Buyers should be patient and ready; when the right, well-kept home comes up, it will not be one of many.
The location and the amenities are priced into every listing in Lakes Of Aloma Ph 2. 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 Lakes Of Aloma Ph 2 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 3 factors (7.1). Basis: Recent Direction -9.2% year-over-year; Owner Commitment 85% owner-occupied; Pricing Power 98.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a 43-home community where condition, not size, sets the price, the whole game is reading each home accurately and pricing to the market's actual pace. We track what closes and what stalls at 100-plus days on market, so sellers price to move and buyers know exactly where the negotiating room is. That local, listing-by-listing read matters more than any headline number.
Lakes Of Aloma 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 Lakes Of Aloma 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 Lakes Of Aloma 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 Lakes Of Aloma 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 Lakes Of Aloma Ph 2 home worth?
Get a no-obligation home value based on real comparable sales in Lakes Of Aloma 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
What is the median home price in Lakes Of Aloma Ph 2?
How long do homes in Lakes Of Aloma Ph 2 take to sell?
How many homes are in Lakes Of Aloma Ph 2?
What share of Lakes Of Aloma Ph 2 is owner-occupied?
When were the homes in Lakes Of Aloma Ph 2 built?
Do cash buyers compete in Lakes Of Aloma Ph 2?
Who is the best real estate agent for Lakes Of Aloma Ph 2?
How do I find a top Oviedo real estate agent who knows Lakes Of Aloma Ph 2?
Can Momentum Realty connect me with an agent for Lakes Of Aloma Ph 2?
Should you buy in Lakes Of Aloma Ph 2?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (6 streets, ZIP 32765)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2004 (82 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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