Promenade
Homes for Sale in Orlando, FL
All 4,062 homes for sale in Orlando, FL · median $384,250 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $339,000, $150 per square foot, a median 54 days on market, sellers accepting 92% of original asking (-21% versus the prior year). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $5,650 ($4,980 with the full homestead exemption).
Promenade Ph 2 is showing a median price of $334,500 on a median $154.65 per square foot, but the number to sit with is the closings count: only 4 sales feed this snapshot. That is not enough transaction volume to call a trend with confidence — it means one or two unusual sales (a rehab, an estate sale, a rushed relocation) can swing the median hard in either direction.
The year-over-year figure backs that up: prices here are down 22.2% versus a year ago, and the market heat score sits at 25, which reads as a cold, buyer-favorable posture. Combine that with a median 75.5 days on market and you get a community where sellers need to price to the current data, not last year's, and buyers have room to negotiate on condition and terms rather than compete on multiple offers.
Promenade right now
🔴 Off the recent peak. The trailing-12-month median ($339K) is down 21.2% from the prior 12 months ($430K). With about 3 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 September 12. Confidence: Low (3 and 3 sales in the two windows).
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· Updated September 14, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside Promenade Ph 2 right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Promenade market snapshot (as of September 12, 2026): the median sale price is about $339K ($150 per sq ft over the trailing 12 months of closed sales), and a median 54 days on market for closed sales. The trailing-12-month median is down 21% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 closings in the current window).
In ZIP 32835 (Orlando), 368 homes closed in the last 12 months at a median of $289K ($221/sq ft), down 8.2% year over year, with a median 57 days on market. Right now 118 active and 28 pending listings put supply at about 6.6 months — a buyer's market. See the live ZIP 32835 housing market and the Orange County market.
Stellar MLS sales records identify 34 homes in Promenade that have changed hands since 2015, built between 2005 and 2005 (median 2005), with a median living area of about 2,010 sq ft and a typical 3-bedroom, 2-bath layout; 97% are condominiums. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Promenade Ph 2 in Orlando (Orange County) is a small-sample market right now — pricing swings more than usual because so few homes are closing, and the trend line is pointing down rather than flat.
Who Promenade is best for.
Best for
- Buyers with flexible timelines who can negotiate patiently over a longer closing window
- Buyers comfortable evaluating a home on its own merits, since no shared amenities are part of the value story here
- Value-focused buyers who want to work off per-square-foot pricing rather than a shaky headline median
Probably not for
- Buyers who want a deep, recent comp set before making a decision
- Buyers seeking community amenities like a pool, clubhouse, or organized common areas
- Sellers expecting last year's pricing to hold given the current year-over-year decline
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 ($339K) IS the median in the snapshot above, and the move from 2025 ($430K) IS the -21.2% one-year change.
Windows contain 0 to 8 sales each (3 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 2015 through 2026. Deemed reliable but not guaranteed.
22% of homes for sale in ZIP 32835 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 (2026-09-08).
The Promenade buying strategy.
If we were buying in Promenade 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 Promenade.
Reading a thin market
With just 4 closings in the current window, Promenade Ph 2's median price and per-square-foot figures should be treated as directional, not definitive. A per-square-foot median of $154.65 is the more stable reference point of the two, but even that number will move with the next handful of sales — this is a market where a single renovated or distressed closing can shift the average meaningfully.
The 22.2% year-over-year decline and a market heat score of 25 point the same direction: less competitive pressure, longer negotiating windows, and a median 75.5 days on market that gives buyers time to inspect, compare, and negotiate rather than rush a decision. No community amenities are currently identified from active MLS listings, so any value story here is built on the home and lot itself, not a shared clubhouse or pool.
The location and the amenities are priced into every listing in Promenade. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A market with only 4 closings and a double-digit price decline is exactly where a generic online estimate falls apart — you need someone pulling the actual comparable sales, checking what condition each one closed in, and pricing or negotiating off that reality instead of a stale trend line.
Promenade 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 Promenade 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 Promenade sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Promenade, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Promenade home worth?
Get a no-obligation home value based on real comparable sales in Promenade, 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 Promenade?
How long do homes in Promenade take to sell?
Who is the best real estate agent for Promenade?
How do I find a top Orlando real estate agent who knows Promenade?
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Should you buy in Promenade?
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 September 12, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2015 (36 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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See how Promenade Ph 2 fits the bigger picture — live prices, inventory, and Momentum Scores:
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