Reserve At The Crossings
Homes for Sale in Lake Mary, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, Reserve At The Crossings in Lake Mary, FL has 1 home for sale. Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $387,000, $229 per square foot, a median 106 days on market, sellers accepting 88% of original asking (-5% versus the prior year). Homes listed or recently sold were built 1986–1989; 6 of 6 report an HOA (median $30/mo). At the median price and Seminole County's FY2025-26 rate of 15.18 mills, annual property tax runs about $5,880 ($5,280 with the full homestead exemption).
Price here is driven by condition and square footage more than anything else. With a median around $398,500 and a median living area near 1,546 square feet, this is a community where a renovated interior separates the fast sales from the ones that sit. The homes span build years from 1979 to 2017, so two listings at similar asking prices can be very different properties underneath.
The market posture is patient. A median of roughly 57 days on market means buyers have room to inspect, negotiate, and walk away from anything overpriced for its condition. Sellers should price to the current snapshot, not to a number they hoped for last year, and expect the sharpest offers on homes that have already handled the deferred maintenance.
Reserve At The Crossings right now
🔴 Seller-leaning market. 2.4 months of supply and 0% of the inventory already under contract give sellers the pressure advantage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of September 12, 2026. Confidence: Low (1 active and pending listings, 3 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($387K) is down 4.9% from the prior 12 months ($407K). 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).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 12, 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
Reserve At The Crossings market snapshot (as of September 12, 2026): the median sale price is about $387K ($229 per sq ft over the trailing 12 months of closed sales), a median 106 days on market for closed sales, and 2.4 months of supply, a seller-leaning market. The trailing-12-month median is down 5% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 closings in the current window).
Reserve At The Crossings is a community of 195 homes in Lake Mary, Seminole County, built between 1979 and 2017 (median 1986), with a median living area of about 1,546 square feet. 56% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Reserve At The Crossings is an established Lake Mary community of 195 homes in Seminole County, with a build history stretching from 1979 into 2017 and a median year built in the mid-1980s. That range means the housing stock is varied, and condition is the story on any given listing.
Who Reserve At The Crossings is best for.
Best for
- Buyers targeting the mid-$390s who value an established Lake Mary location
- Owner-occupants comfortable budgeting for updates on an older home
- Patient shoppers willing to wait out a roughly two-month market to find the right condition
Probably not for
- Buyers who need to close quickly in a slower-moving market
- Anyone wanting a turnkey home without paying a premium for the work
- Shoppers who expect a single neighborhood price to apply across a decades-spanning build range
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 ($387K) IS the median in the snapshot above, and the move from 2025 ($407K) IS the -4.9% one-year change.
Windows contain 2 to 3 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 2021 through 2026. Deemed reliable but not guaranteed.
Reserve At The Crossings Market Scorecard
Reserve At The Crossings is currently a strong seller's market. About 2.4 months of supply, a median asking price of $415,000, and homes go under contract in about 18 days.
Typical home value in the 32746 ZIP is $470,893, about 15.4% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Reserve At The Crossings
Live MLS inventory for Reserve At The Crossings. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Reserve At The Crossings listings as of 2026-09-12, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2021 through 2026. Tap any home to ask about it.
Reserve At The Crossings on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Seminole County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Lake Mary Elementary · Elementary
- Greenwood Lakes Middle · Middle
- Lake Mary High · High
Zoned schools reflect the assignments reported on recent Reserve At The Crossings listings and can change; always confirm with Seminole County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Reserve At The Crossings address.
The Reserve At The Crossings buying strategy.
If we were buying in Reserve At The Crossings 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Reserve At The Crossings.
Condition over address
At a median of about $242.76 per square foot on roughly 1,546 square feet, pricing rewards updated systems and finishes. Because the community was built over several decades, you will see original-condition homes competing against renovated ones, and the spread in outcomes tracks that difference closely. Read each listing on its own merits rather than assuming the neighborhood sets one number.
Owner-occupancy runs a bit over half, with a homestead share near 56%. That is a reasonable indicator of stability in the standing inventory, though the modest closings window means recent comparable sales are thin. Lean on inspections and a careful comp review rather than a single headline figure.
The location and the amenities are priced into every listing in Reserve At The Crossings. 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 Reserve At The Crossings 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 (5.0). Basis: Recent Direction -4.9% year-over-year; Liquidity & Demand 2.4 months of supply; Owner Commitment 56% owner-occupied; Pricing Power 87.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With a limited number of recent closings and a wide range of build years, the value here lives in the details of each home, not in a blanket price. We read condition against the median, flag the deferred-maintenance items that move a negotiation, and help you separate a fair ask from an optimistic one.
Reserve At The Crossings 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 Reserve At The Crossings 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 Reserve At The Crossings sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Reserve At The Crossings, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Reserve At The Crossings home worth?
Get a no-obligation home value based on real comparable sales in Reserve At The Crossings, 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 Reserve At The Crossings?
How long do homes in Reserve At The Crossings take to sell?
Is Reserve At The Crossings a buyer's or seller's market right now?
How many homes are in Reserve At The Crossings?
What share of Reserve At The Crossings is owner-occupied?
When were the homes in Reserve At The Crossings built?
Who is the best real estate agent for Reserve At The Crossings?
How do I find a top Lake Mary real estate agent who knows Reserve At The Crossings?
Can Momentum Realty connect me with an agent for Reserve At The Crossings?
Should you buy in Reserve At The Crossings?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Reserve At The Crossings with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 12, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 12, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32746)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2021 (16 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?
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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 local comps.
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See how Reserve At The Crossings fits the bigger picture — live prices, inventory, and Momentum Scores: