Manderley Sub Ph 1
Homes for Sale in Lake Mary, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Manderley Sub Ph 1 is a compact, built-out pocket of 192 homes that went up between 1995 and 1999, with the typical house near 1,952 square feet. Price here is driven less by broad market swings and more by condition and updates, since the housing stock is a tight band of late-1990s construction. The median sits at $545,000, or roughly $232 per square foot, and the spread around that number tends to reflect how much work a given home has or hasn't had done.
The posture right now is warm but not frantic. A market heat score of 54 and a median 39 days on market say homes move at a steady clip rather than overnight, so buyers have a little room to inspect and negotiate. The 18% year-over-year move and 112% gain since 2012 tell sellers the equity picture has been strong, but that is history, not a forecast — price your home to the current condition and comps, not to last year's momentum.
Manderley Sub Ph 1 right now
🟢 Still climbing. The trailing-12-month median ($545K) is up 18.0% from the prior 12 months ($462K) and up 112% since 2012. With about 2 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 13. Confidence: Low (4 and 4 sales in the two windows).
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Updated July 13, 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
Manderley Sub Ph 1 market snapshot (as of July 13, 2026): the median sale price is about $545K ($232 per sq ft over the trailing 12 months of closed sales), and a median 39 days on market for closed sales. The trailing-12-month median is up 18% from the prior 12 months and up 112% since 2012, computed from record-level Stellar MLS closed sales (4 closings in the current window).
Manderley Sub Ph 1 is a community of 192 homes in Lake Mary, Seminole County, built between 1995 and 1999 (median 1996), with a median living area of about 1,952 square feet. 74% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A small, fully established Lake Mary neighborhood in Seminole County where the homes share a narrow late-1990s vintage, so buyers are largely choosing on lot, layout, and level of updates rather than era. With about three-quarters of homes homesteaded, turnover is limited and inventory is thin.
Who Manderley Sub Ph 1 is best for.
Best for
- Buyers targeting an established Lake Mary address around the $545,000 median who value a stable, low-turnover setting
- Those comfortable renovating or paying up for an already-updated late-1990s home
- Long-hold owner-occupants who want to plant roots rather than trade quickly
Probably not for
- Buyers who require new construction or modern floor plans
- Shoppers who need a large, active inventory to compare many options at once
- Short-term flippers counting on fast turnover in a low-supply, condition-driven market
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 13 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($545K) IS the median in the snapshot above, and the move from 2025 ($462K) IS the +18.0% one-year change.
Windows contain 0 to 5 sales each (4 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 Manderley Sub Ph 1 buying strategy.
If we were buying in Manderley Sub Ph 1 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 Manderley Sub Ph 1.
A built-out pocket, priced on condition
With only 192 homes and a build window of just 1995 to 1999, Manderley Sub Ph 1 offers little variety in age and a fairly consistent footprint around 1,952 square feet. That uniformity makes pricing more legible than in a mixed-vintage subdivision: the question is usually condition, not construction decade. Expect a wide gap between updated interiors and homes still wearing their original finishes, and let the inspection and finish level, not a headline number, guide your offer.
A homestead share of about 74.5% signals a neighborhood that holds its owners, which keeps resale supply tight. Combined with a median of 39 days on market, that means well-prepared listings tend to transact without lingering, while overpriced or dated homes sit. The recent closing sample is small — only four in the window — so treat any single sale as a data point, not a trend, and lean on broader Lake Mary comps to triangulate.
The location and the amenities are priced into every listing in Manderley Sub Ph 1. 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 Manderley Sub Ph 1 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 (8.3). Basis: Long-Term Appreciation +112% since 2012; Recent Direction +18.0% year-over-year; Owner Commitment 74% owner-occupied; Pricing Power 97.5% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a thin, condition-driven market like this, the pricing work is everything, and the local comp set is small. We read Manderley Sub Ph 1 against the wider Lake Mary and Seminole County picture, weigh how much a home's updates should add or subtract, and set an offer or list strategy that matches a 39-day median pace rather than chasing a stale number. When only a handful of homes trade in a window, judgment matters more than an algorithm.
Manderley Sub Ph 1 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 Manderley Sub Ph 1 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 Manderley Sub Ph 1 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Manderley Sub Ph 1, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Manderley Sub Ph 1 home worth?
Get a no-obligation home value based on real comparable sales in Manderley Sub Ph 1, 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 Manderley Sub Ph 1?
How long do homes in Manderley Sub Ph 1 take to sell?
How many homes are in Manderley Sub Ph 1?
What share of Manderley Sub Ph 1 is owner-occupied?
When were the homes in Manderley Sub Ph 1 built?
Do cash buyers compete in Manderley Sub Ph 1?
Have Manderley Sub Ph 1 home prices gone up?
Who is the best real estate agent for Manderley Sub Ph 1?
How do I find a top Lake Mary real estate agent who knows Manderley Sub Ph 1?
Can Momentum Realty connect me with an agent for Manderley Sub Ph 1?
Should you buy in Manderley Sub Ph 1?
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 13, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 32746)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2006 (44 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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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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