LEE VISTA SQUARE
Homes for Sale in ORLANDO, FL
True comps, carrying-cost math, and listings before the portals.
Lee Vista Square is a small, tightly built community - all 227 homes went up in a narrow 2005-2007 window, so there is no mix of eras or architectural generations to sort through. What drives value here is condition and floor plan more than age, since the housing stock is essentially uniform in vintage.
With only one active listing and one closing in the recent window, this is a thin-data market - pricing here should be read cautiously and confirmed with a direct comparable pull rather than broad trend lines. The 12-month supply reading and buyer-leaning posture suggest sellers should price conservatively and expect some negotiating room, while buyers who find the right unit have room to structure terms in their favor.
LEE VISTA SQUARE 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, 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
Lee Vista Square is a gated, single-phase community built out over just three years, giving it a consistent housing stock rather than a blend of construction eras - a detail worth knowing if you value uniformity in design and materials.
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 LEE VISTA SQUARE. Swipe to explore the community.
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LEE VISTA SQUAREWho LEE VISTA SQUARE is best for.
Best for
- Buyers comfortable waiting for the right listing in a low-inventory, single-vintage community
- Buyers who want gated access and shared amenities like a pool and playground without shopping across mixed-era construction
- Buyers focused on a compact, efficient floor plan near 1,578 square feet rather than maximum square footage
Probably not for
- Buyers who need several active listings to compare before deciding
- Buyers seeking new construction, since all homes here date to 2005-2007
- Sellers expecting a fast sale in the current 12-month supply environment
The market around LEE VISTA SQUARE
LEE VISTA SQUARE is a small community — 161 recorded sales on file, most recently in 2024 — too few for its own price trend. Here is the market around it.
In ZIP 32829, 143 homes are on the market and 27% are under contract — a steady corner of ORLANDO.
Across Orange County, 5,873 homes are active and 2,054 pending (26% under contract).
The housing mix here is 98% townhouse, 2% single family residence, 1% condominium.
ZIP and county figures describe the wider market, not LEE VISTA SQUARE specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in LEE VISTA SQUARE, 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 LEE VISTA SQUARE
Live MLS inventory for LEE VISTA SQUARE. 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 LEE VISTA SQUARE listings as of 2026-08-21, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2009 through 2026. Tap any home to ask about it.
Life at LEE VISTA SQUARE
- Playground · reported on 2 of 2 listings
- Pool · reported on 2 of 2 listings
- Gated Community · reported on 2 of 2 listings
- Community Mailbox · reported on 1 of 2 listings
- Gated Community - No Guard · reported on 1 of 2 listings
- Security Gate · reported on 1 of 2 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
- Hidden Oaks Elem · Elementary
- Odyssey Middle · Middle
- Colonial High · High
Zoned schools reflect the assignments reported on recent LEE VISTA SQUARE 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 LEE VISTA SQUARE address.
Recent Developments in Lee Vista Square
Development, infrastructure, retail, and school activity affecting Lee Vista Square, 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 6 miles southwest of Lee Vista Square, 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 project is about 9 miles west of Lee Vista Square, elsewhere in Orange County.
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 14 miles northwest of Lee Vista Square, 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 10 miles northwest of Lee Vista Square, 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 9 miles northwest of Lee Vista Square, 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 7 miles south of Lee Vista Square.
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 LEE VISTA SQUARE buying strategy.
If we were buying in LEE VISTA SQUARE 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 LEE VISTA SQUARE.
A Single-Era Community
Homes here run a median of 1,578 square feet and were built around 2006, which means most units share similar layouts, systems age, and maintenance timelines. That consistency simplifies comparisons for buyers, since you are largely choosing between condition and updates rather than different generations of construction.
Just over half of homes (53.7%) carry a homestead exemption, pointing to a solid base of longer-term ownership rather than heavy investor or transient turnover. Combined with the 12-month supply figure, this reads as a market where inventory moves slowly and where a single new listing can shift the available options meaningfully - worth watching closely if you are timing a purchase or sale.
The location and the amenities are priced into every listing in LEE VISTA SQUARE. 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, generic market data will not tell you much about Lee Vista Square specifically. We track this community at the listing level, so when something does come up - or when it is time to price a home for sale - you get a read based on what is actually available and comparable, not an averaged citywide trend.
LEE VISTA SQUARE 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 LEE VISTA SQUARE 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 LEE VISTA SQUARE sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in LEE VISTA SQUARE, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your LEE VISTA SQUARE home worth?
Get a no-obligation home value based on real comparable sales in LEE VISTA SQUARE, 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 LEE VISTA SQUARE on the map →
LEE VISTA SQUARE Market Scorecard
LEE VISTA SQUARE 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 46 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 LEE VISTA SQUARE a buyer's or seller's market right now?
How many homes are in LEE VISTA SQUARE?
What share of LEE VISTA SQUARE is owner-occupied?
When were the homes in LEE VISTA SQUARE built?
Do cash buyers compete in LEE VISTA SQUARE?
Who is the best real estate agent for LEE VISTA SQUARE?
How do I find a top ORLANDO real estate agent who knows LEE VISTA SQUARE?
Can Momentum Realty connect me with an agent for LEE VISTA SQUARE?
Should you buy in LEE VISTA SQUARE?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near LEE VISTA SQUARE 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 (community parcel extract) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2009 (20 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.
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