MANDARIN SEC 7
Homes for Sale in LONGWOOD, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Mandarin Sec 7 is a small, tightly defined pocket of 65 homes in Longwood built across a short window in the mid-to-late 1980s. With a median build of 1987 and a median living area around 2,653 square feet, this is a neighborhood of substantial single-family homes on lots that reflect that era of Seminole County development. Price here is condition-driven more than anything else: two homes of similar footprint can trade well apart depending on how much of the original 1980s finish has been updated.
The homestead share sits near 88%, which tells you most of these homes are owner-occupied and turnover is limited. For a buyer, that means listings are relatively scarce and you should be ready to move when one that fits appears. For a seller, low turnover works in your favor on scarcity, but the burden is on presentation — updated systems and finishes are what separate a strong number from a slow one.
MANDARIN SEC 7 right now
🔴 Off the recent peak. The trailing-12-month median ($635K) is down 9.6% from the prior 12 months ($702K). With about 5 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 August 2. Confidence: Medium (7 and 6 sales in the two windows).
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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
MANDARIN SEC 7 market snapshot (as of August 2, 2026): the median sale price is about $635K ($226 per sq ft over the trailing 12 months of closed sales), and a median 4 days on market for closed sales. The trailing-12-month median is down 10% from the prior 12 months, computed from record-level Stellar MLS closed sales (7 closings in the current window).
MANDARIN SEC 7 is a community of 272 homes in LONGWOOD, Seminole County, built between 1978 and 1988 (median 1984.0), with a median living area of about 2,678 square feet. 89% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a compact, established Longwood enclave of larger 1980s homes with a high owner-occupancy rate, which keeps inventory thin and rewards patience on the buy side.
Who MANDARIN SEC 7 is best for.
Best for
- Buyers prioritizing living space and lot substance over new construction
- Buyers comfortable renovating an unmodernized 1980s home to build equity
- Long-hold owner-occupants who value a stable, low-turnover street
Probably not for
- Buyers who want a turnkey, contemporary-finish home with no deferred maintenance
- Buyers on a tight budget with no reserve for roof, HVAC, or system updates
- Buyers needing to close quickly, given how rarely homes here come to market
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($635K) IS the median in the snapshot above, and the move from 2025 ($702K) IS the -9.6% one-year change.
Windows contain 0 to 12 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 2005 through 2026. Deemed reliable but not guaranteed.
40% of homes for sale in ZIP 32779 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 (2026-08-01).
The MANDARIN SEC 7 buying strategy.
If we were buying in MANDARIN SEC 7 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 MANDARIN SEC 7.
A small 1980s pocket where condition sets the price
With only 65 homes and a build range spanning 1985 to 1988, Mandarin Sec 7 is homogeneous by design — you are looking at homes of a consistent vintage and generally generous size, with a median footprint near 2,653 square feet. That size is the headline feature; it is more house than many comparably priced Longwood options of the same era. The trade-off is age: roofs, HVAC, plumbing, and kitchens from this period are the line items that dictate where a given home lands relative to the median.
Because the housing stock is so uniform, comparable sales tell a clean story once you adjust for updates. A buyer should budget for the possibility of near-term system replacement on an unrenovated home, and a seller should understand that the market pays for work already done. This is a community where diligence on the physical condition matters more than in a newer subdivision.
The location and the amenities are priced into every listing in MANDARIN SEC 7. 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 MANDARIN SEC 7 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 (7.0). Basis: Recent Direction -9.6% year-over-year; Owner Commitment 89% owner-occupied; Pricing Power 97.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a 65-home neighborhood with high owner-occupancy, the difference between a good outcome and a mediocre one is local read: knowing which homes have been updated, what recent comparable sales actually reflect, and how to price condition honestly. We track this Longwood pocket closely and will tell you plainly when a listing is priced for its finishes rather than its footprint.
MANDARIN SEC 7 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 MANDARIN SEC 7 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 MANDARIN SEC 7 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in MANDARIN SEC 7, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your MANDARIN SEC 7 home worth?
Get a no-obligation home value based on real comparable sales in MANDARIN SEC 7, 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 MANDARIN SEC 7?
How long do homes in MANDARIN SEC 7 take to sell?
How many homes are in MANDARIN SEC 7?
What share of MANDARIN SEC 7 is owner-occupied?
When were the homes in MANDARIN SEC 7 built?
Do cash buyers compete in MANDARIN SEC 7?
Who is the best real estate agent for MANDARIN SEC 7?
How do I find a top LONGWOOD real estate agent who knows MANDARIN SEC 7?
Can Momentum Realty connect me with an agent for MANDARIN SEC 7?
Should you buy in MANDARIN SEC 7?
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 August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (9 streets, ZIP 32779)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2005 (78 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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