Lakeview Village
Homes for Sale in Lake Mary, FL
All 214 homes for sale in Lake Mary, FL · median $450,000 · 196 homes for sale in 32746 · Seminole County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, lakeview village in Lake Mary, FL has 1 home for sale. Over the 12 months ending 2026-09-20, 7 recorded sales closed at a median of $365,000, $245 per square foot, a median 83 days on market, sellers accepting 90% of original asking (+3% versus the prior year). Homes listed or recently sold were built 1988 - 1993; 7 of 7 report an HOA (median $15/mo); none of the 7 geocoded homes sit in a FEMA special flood hazard zone (median elevation 47 ft). At the median price and Seminole County's FY2025-26 rate of 15.18 mills, annual property tax runs about $5,540 ($4,940 with the full homestead exemption).
| Location | Lake Mary, Seminole County, FL · ZIP 32746 |
|---|---|
| Homes in the community | 157 (FL DOR 2025 assessment roll) |
| Years built | 1988–1993 (median 1990) |
| Typical living area | 1,493 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Community Mailbox, Deed Restrictions, Fire Alarm, Park, Security System |
| Sale prices, last 12 months | $365,000 median across 7 closed sales · $245 per sq ft · +2.8% vs the prior 12 months |
| Days on market (closed sales) | 83 median |
| For sale right now | 1 active, 0 pending · median asking $397,500 · 1.7 months of supply |
| Owner-occupied (homestead) share | 62% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2006 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “lakeview village key facts,” movewithmomentum.com/neighborhoods/lakeview-village-lake-mary, data as of September 20, 2026.
Lakeview Village right now
🔴 Seller-leaning market. 1.7 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 September 20, 2026. Confidence: Medium (1 active and pending listings, 7 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($365K) is up 2.8% from the prior 12 months ($355K). With about 3 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 September 20. Confidence: Low (7 and 5 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 5, 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
Lakeview Village market snapshot (as of September 20, 2026): the median sale price is about $365K ($245 per sq ft over the trailing 12 months of closed sales), a median 83 days on market for closed sales, and 1.7 months of supply, a seller-leaning market. The trailing-12-month median is up 3% from the prior 12 months, computed from record-level Stellar MLS closed sales (7 closings in the current window).
In ZIP 32746 (Lake Mary), 647 homes closed in the last 12 months at a median of $422K ($231/sq ft), up 0.6% year over year, with a median 34 days on market. Right now 77 active and 36 pending listings put supply at about 2.6 months - a healthy market. See the live ZIP 32746 housing market and the Seminole County market.
County records show 7 qualified sales in lakeview village across 2024 - 2025 (1 in 2024, 6 in 2025), median $352,000 - the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Lakeview Village is a community of 157 homes in Lake Mary, Seminole County, built between 1988 and 1993 (median 1990), with a median living area of about 1,493 square feet. 62% 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 Lakeview Village. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Photos from Stellar MLS listings in Lakeview Village; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($365K) IS the median in the snapshot above, and the move from 2025 ($355K) IS the +2.8% one-year change.
Windows contain 0 to 8 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 2006 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Seminole 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 · Seminole 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.
24% of homes for sale in ZIP 32746 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 (2026-10-04).
Lakeview Village Market Scorecard
Lakeview Village is currently a seller-leaning market. About 1.7 months of supply, a median asking price of $397,500, and homes go under contract in about 147 days.
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.
Housing distress & ownership in lakeview village, Lake Mary
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 September 2026 through September 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Lakeview Village
Live MLS inventory for Lakeview Village. 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 Lakeview Village listings as of 2026-10-01, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2006 through 2026. Tap any home to ask about it.
Every Home for Sale in Lakeview Village Lake Mary Right Now (1)
All 1 active and pending Lakeview Village Lake Mary listings with a detail page, newest first, refreshed twice a day from the MLS.
- 120 Lakebreeze Circle · $397,500 · 3 bd / 2 ba · listed Jul 6, 2026 · listed by Sovereign Real Estate Group
Lakeview Village 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 Lakeview Village
- Deed Restrictions · reported on 2 of 6 listings
- Park · reported on 2 of 6 listings
- Community Mailbox · 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 Lakeview Village
Development, infrastructure, retail, and school activity affecting Lakeview Village, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 20 miles northeast of Lakeview Village, elsewhere in Seminole County.
Source: WFTV - 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 north of Lakeview Village.
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 Lakeview Village buying strategy.
If we were buying in Lakeview Village 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 Lakeview Village.
A closer look at the Lakeview Village market
At a median of $245 per square foot, Lakeview Village 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 1.7 months of supply, a seller-leaning market and the trailing-12-month median up 3% year over year. Homes that do trade take a median 83 days on market, useful leverage on any listing that has lingered.
The housing stock is 157 homes built between 1988 and 1993, and 62% 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 Lakeview Village. 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 Lakeview Village 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 4 factors (6.1). Basis: Recent Direction +2.8% year-over-year; Liquidity & Demand 1.7 months of supply; Owner Commitment 62% owner-occupied; Pricing Power 90.0% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA dues reported around $15/month · median of 163 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $15 per month - the median AssociationFee across 163 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.
Tools for a Lakeview Village 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 Lakeview Village sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lakeview Village, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lakeview Village home worth?
Get a no-obligation home value based on real comparable sales in Lakeview Village, 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 Lake Mary →
Recently off market in lakeview village
Homes in lakeview village 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. 1 on record.
- 353 Lakebreeze Circle · off market
Frequently Asked Questions
What is the median home price in Lakeview Village?
How long do homes in Lakeview Village take to sell?
Is Lakeview Village a buyer's or seller's market right now?
How many homes are in Lakeview Village?
What share of Lakeview Village is owner-occupied?
When were the homes in Lakeview Village built?
Who is the best real estate agent for Lakeview Village?
How do I find a top Lake Mary real estate agent who knows Lakeview Village?
Can Momentum Realty connect me with an agent for Lakeview Village?
Where is Lakeview Village, and what county is it in?
Is Lakeview Village a good place to live?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 1, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32746)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2006 (56 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how lakeview village fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Lakeview Village
- Home values · What homes in Lakeview Village actually sell for
Nearby Communities
Explore more neighborhoods near Lakeview Village with Momentum Realty’s local guides.