Las Palmas At Sand Lake
Condos for Sale in Orlando, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, Las Palmas At Sand Lake Condo in Orlando, FL has 5 homes for sale and 2 pending, asking from $142,900 to $229,900 (median $154,990). Over the 12 months ending 2026-09-12, 5 recorded sales closed at a median of $150,000, $168 per square foot, a median 39 days on market, sellers accepting 89% of original asking. Homes listed or recently sold were built 1974–1974; 9 of 12 report an HOA (median $300/mo); none of the 10 geocoded homes sit in a FEMA special flood hazard zone (median elevation 99 ft). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $2,500 ($1,830 with the full homestead exemption).
Homes For Sale Right Now in Las Palmas At Sand Lake Condo
Live MLS inventory for Las Palmas At Sand Lake Condo. 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 Las Palmas At Sand Lake Condo listings as of 2026-09-12, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2013 through 2026. Tap any home to ask about it.
Las Palmas At Sand Lake is a condo community in Orlando, and in this segment the median sits at $150,000 with a price per square foot around $192. In a condo market like this, price is driven far more by unit condition, floor, and interior updates than by any headline range — two units in the same building can trade well apart depending on what has been done inside.
The current posture is soft. Prices are down 21.1% year over year, and the market heat score of 28 points to a slow, buyer-leaning environment. Homes are taking about 39 days to go under contract, so sellers should price to the current reality rather than last year's, and buyers have room to be selective and to negotiate.
Las Palmas At Sand Lake Condo right now
🟢 Buyer-leaning market. 12.0 months of supply and 29% 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 September 12, 2026. Confidence: Medium (7 active and pending listings, 5 closed sales in 12 months).
What's unique here: the median sale price is about 66% below the typical Orange County sale ($150K vs $435K, trailing 12 months, Stellar MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 12, 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
Las Palmas At Sand Lake Condo market snapshot (as of September 12, 2026): the median sale price is about $150K ($168 per sq ft over the trailing 12 months of closed sales), a median 39 days on market for closed sales, and 12.0 months of supply, a buyer-leaning market.
This is a small, quiet corner of the Orlando condo market — the closing count over the recent window is thin, so a single sale can move the numbers, and the year-over-year drop reflects both a cooling market and a limited sample. Read every stat here as directional, not precise.
Who Las Palmas At Sand Lake Condo is best for.
Best for
- Buyers targeting a low six-figure price point who value negotiating leverage over speed
- Long-hold buyers willing to ride out a soft, cooling market
- Detail-oriented buyers who will scrutinize the condo association's reserves and assessments before committing
Probably not for
- Sellers who need to move on last year's pricing
- Buyers who need a quick, low-effort resale
- Anyone counting on near-term price growth from this segment
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($150K) IS the median in the snapshot above.
Windows contain 0 to 14 sales each (5 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 2013 through 2026. Deemed reliable but not guaranteed.
Las Palmas At Sand Lake Condo Market Scorecard
Las Palmas At Sand Lake Condo is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $154,990, and homes go under contract in about 79 days.
Typical home value in the 32809 ZIP is $313,023, about 20.2% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · 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.
Las Palmas At Sand Lake Condo 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.
Schools
- Orange County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Winegard Elem · Elementary
- Judson B Walker Middle · Middle
- Oak Ridge High · High
Zoned schools reflect the assignments reported on recent Las Palmas At Sand Lake Condo 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 Las Palmas At Sand Lake Condo address.
The Las Palmas At Sand Lake Condo buying strategy.
If we were buying in Las Palmas At Sand Lake Condo 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 Las Palmas At Sand Lake Condo.
Reading a thin, cooling condo market
With only a handful of closings in the recent window, this is not a market you interpret from averages alone. A steep year-over-year figure like -21.1% can reflect the mix of what happened to sell as much as any true value shift, so the smarter move is to look unit by unit — floor, condition, updates, and view — rather than trusting a single median to describe the whole community.
That said, the direction is consistent: a low heat score and a median around 39 days on market both describe a segment where buyers hold the leverage. Sellers who price ahead of the current market will sit; buyers willing to do diligence on the association, reserves, and any pending assessments can find genuine room to negotiate at the $150,000 median level.
The location and the amenities are priced into every listing in Las Palmas At Sand Lake Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a thin-volume condo market, generic pricing advice fails. We work the individual comps, read the association's financials, and tell you plainly whether a specific unit is priced to the current market or to last year's — and we will tell you when this community is not the right fit for your goals.
Las Palmas At Sand Lake Condo 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 Las Palmas At Sand Lake Condo 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 Las Palmas At Sand Lake Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Las Palmas At Sand Lake Condo, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Las Palmas At Sand Lake Condo home worth?
Get a no-obligation home value based on real comparable sales in Las Palmas At Sand Lake Condo, 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 Las Palmas At Sand Lake Condo on the map →
Frequently Asked Questions
What is the median home price in Las Palmas At Sand Lake Condo?
How long do homes in Las Palmas At Sand Lake Condo take to sell?
Is Las Palmas At Sand Lake Condo a buyer's or seller's market right now?
Who is the best real estate agent for Las Palmas At Sand Lake Condo?
How do I find a top Orlando real estate agent who knows Las Palmas At Sand Lake Condo?
Can Momentum Realty connect me with an agent for Las Palmas At Sand Lake Condo?
Should you buy in Las Palmas At Sand Lake Condo?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Las Palmas At Sand Lake Condo with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 12, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2013 (64 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?
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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 Las Palmas At Sand Lake Condo fits the bigger picture — live prices, inventory, and Momentum Scores: