PINE HILLS SUB 3
Homes for Sale in ORLANDO, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Stellar MLS
Pine Hills Sub 3 is an older Orlando pocket where the housing stock, not the address, sets the price. With a median build year of 1954 and a median footprint around 1,236 square feet, condition is the whole conversation: a renovated home and a deferred-maintenance home on the same street can price worlds apart. Expect a wide spread driven by roofs, systems, and updates rather than square footage.
The snapshot shows no closings in the current window, so there is no fresh comp to anchor to. That cuts both ways. Sellers should price to verifiable condition and recent nearby activity rather than hope, and buyers have room to underwrite carefully instead of chasing a hot number. Slower turnover in a small, aging inventory rewards patience on both sides.
The 60-Second Overview
This is a mature, mostly built-out subdivision of 321 homes in Orange County, with construction spanning 1951 to 2024 — meaning the occasional newer build sits among predominantly mid-century houses. It is a place to buy the house and the bones, not the sticker.
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.
Who PINE HILLS SUB 3 is best for.
Best for
- Renovation-minded buyers who want to buy older bones and add value through updates
- Budget-conscious buyers targeting a compact single-story footprint who will inspect thoroughly
- Investors seeking a mature Orlando location and can price around condition variability
Probably not for
- Buyers needing a large, newer home with substantial square footage
- Buyers who want a turnkey property requiring no near-term systems work
- Buyers who need a deep, recent comp set to feel confident on value
The market around PINE HILLS SUB 3
PINE HILLS SUB 3 is a small community — 25 recorded sales on file, most recently in 2025 — too few for its own price trend. Here is the market around it.
In ZIP 32808, 205 homes are on the market and 28% are under contract — a steady corner of ORLANDO.
Across Orange County, 5,873 homes are active and 2,054 pending (26% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not PINE HILLS SUB 3 specifically. Momentum Research analysis of MLS records.
Recent Developments in Pine Hills Sub 3
Development, infrastructure, retail, and school activity affecting Pine Hills Sub 3, 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 3 miles southeast of Pine Hills Sub 3, 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 3 miles west of Pine Hills Sub 3, 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 9 miles northwest of Pine Hills Sub 3, 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 6 miles north of Pine Hills Sub 3, 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 5 miles north of Pine Hills Sub 3, 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 8 miles southeast of Pine Hills Sub 3.
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 Northeast Florida.
The PINE HILLS SUB 3 buying strategy.
If we were buying in PINE HILLS SUB 3 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 PINE HILLS SUB 3.
An older stock where condition is the price
The core of Pine Hills Sub 3 is small mid-century construction — think compact single-story layouts around 1,236 square feet at the median. That vintage means you are underwriting age-related items directly: roof, electrical, plumbing, and HVAC. A handful of homes reach into the current decade, so the range from 1951 to 2024 tells you renovation and infill do happen here, just not uniformly.
Homestead share sits just under half at 47.2%, which points to a meaningful non-owner-occupied slice of the neighborhood. For a buyer, that can mean more variability in upkeep house to house; for a seller, it means a well-maintained, updated home can stand out clearly against the average listing. Inspect hard, verify what has actually been replaced, and let documented condition carry the price.
The location and the amenities are priced into every listing in PINE HILLS SUB 3. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, older subdivision with no closings in the current window, generic pricing tools have nothing to work with. We build value off verifiable condition, recent nearby activity, and a clear read on what an older home actually needs — so buyers avoid overpaying for deferred work and sellers get credit for the updates they can prove.
PINE HILLS SUB 3 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 PINE HILLS SUB 3 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 PINE HILLS SUB 3 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in PINE HILLS SUB 3, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your PINE HILLS SUB 3 home worth?
Get a no-obligation home value based on real comparable sales in PINE HILLS SUB 3, 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
How many homes are in PINE HILLS SUB 3?
What share of PINE HILLS SUB 3 is owner-occupied?
When were the homes in PINE HILLS SUB 3 built?
Do cash buyers compete in PINE HILLS SUB 3?
Who is the best real estate agent for PINE HILLS SUB 3?
How do I find a top ORLANDO real estate agent who knows PINE HILLS SUB 3?
Can Momentum Realty connect me with an agent for PINE HILLS SUB 3?
Should you buy in PINE HILLS SUB 3?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near PINE HILLS SUB 3 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 (street-list match (4 streets, ZIP 32808)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2009 (14 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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