Promenade Ph 2
Homes for Sale in Orlando, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
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 Ph 2 right now
🔴 Off the recent peak. The trailing-12-month median ($334K) is down 22.2% 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 July 15. Confidence: Low (4 and 3 sales in the two windows).
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Updated July 15, 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
Promenade Ph 2 market snapshot (as of July 15, 2026): the median sale price is about $334K ($155 per sq ft over the trailing 12 months of closed sales), and a median 76 days on market for closed sales. The trailing-12-month median is down 22% from the prior 12 months, computed from record-level Stellar MLS closed sales (4 closings in the current window).
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 Ph 2 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 July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($334K) IS the median in the snapshot above, and the move from 2025 ($430K) IS the -22.2% one-year change.
Windows contain 0 to 7 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 Promenade Ph 2 buying strategy.
If we were buying in Promenade Ph 2 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 Ph 2.
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 Ph 2. 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 Ph 2 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 Promenade Ph 2 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 Ph 2 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Promenade Ph 2, 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 Ph 2 home worth?
Get a no-obligation home value based on real comparable sales in Promenade Ph 2, 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 Ph 2?
How long do homes in Promenade Ph 2 take to sell?
Do cash buyers compete in Promenade Ph 2?
Who is the best real estate agent for Promenade Ph 2?
How do I find a top Orlando real estate agent who knows Promenade Ph 2?
Can Momentum Realty connect me with an agent for Promenade Ph 2?
Should you buy in Promenade Ph 2?
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 15, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2015 (35 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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