RIVER RUN PRESERVE
Homes for Sale in SANFORD, FL
True comps, carrying-cost math, and listings before the portals.
River Run Preserve is a small, recently built community in Sanford, with every home dating to 2021, 2022, or 2023. That tight build window means less variation in finishes and systems than you find in older neighborhoods, so pricing tends to track lot position, upgrades, and condition rather than the age-driven repair gaps that show up in resale-heavy areas.
The current read is thin and buyer-leaning: only two active listings and a single closing in the most recent window, against months of supply that sit well above what a balanced market would show. With that few transactions to lean on, treat any pricing conversation here as a per-listing negotiation rather than a market trend call, and expect sellers to have real room to work with on terms.
RIVER RUN PRESERVE right now
🟢 Buyer-leaning market. 24.0 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.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 August 2, 2026. Confidence: Low (2 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 2, 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
River Run Preserve sits in Sanford, Seminole County, as a gated, newer-construction community where nearly all of the 94 homes were built within a three-year span. The high owner-occupancy share suggests most residents are settled in on a homestead basis rather than cycling through as rentals or short-term holds.
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.
The setting & the homes.
Aerial and on-site photos of RIVER RUN PRESERVE. Swipe to explore the community.
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RIVER RUN PRESERVEWho RIVER RUN PRESERVE is best for.
Best for
- Buyers who want a home built within the last few years and prefer to avoid older systems and finishes.
- Buyers comfortable negotiating in a market currently favoring purchasers over sellers.
- Buyers who value gated access and community irrigation without needing on-site guard staffing.
Probably not for
- Buyers who want to see several active listings before committing to a neighborhood.
- Sellers expecting a fast sale timeline given the current months-of-supply level.
- Buyers seeking an established, older neighborhood with a long resale history to study.
The market around RIVER RUN PRESERVE
RIVER RUN PRESERVE is a small community — 12 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32773, 189 homes are on the market and 28% are under contract — a steady corner of SANFORD.
Across Seminole County, 1,574 homes are active and 662 pending (30% under contract).
The housing mix here is 81% single family residence, 19% ?.
ZIP and county figures describe the wider market, not RIVER RUN PRESERVE specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in RIVER RUN PRESERVE, SANFORD
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in RIVER RUN PRESERVE
Live MLS inventory for RIVER RUN PRESERVE. 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 RIVER RUN PRESERVE listings as of 2026-08-23, 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.
RIVER RUN PRESERVE 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.
Life at RIVER RUN PRESERVE
- Pool · reported on 3 of 3 listings
- Irrigation-Reclaimed Water · reported on 1 of 3 listings
- Gated · reported on 1 of 3 listings
- Gated Community - No Guard · reported on 1 of 3 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Seminole County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Midway Elementary · Elementary
- Sanford Middle · Middle
- Seminole High · High
Zoned schools reflect the assignments reported on recent RIVER RUN PRESERVE 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 RIVER RUN PRESERVE address.
Recent Developments in River Run Preserve
Development, infrastructure, retail, and school activity affecting River Run Preserve, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Retail & Dining
Seminole Towne Center set for 700 million dollar redevelopment with Costco
Ardent Companies is redeveloping the Seminole Towne Center in Sanford in a project valued around 700 million dollars, described as the largest commercial redevelopment in Seminole County history. Plans include the largest Costco in Central Florida at over 156,000 square feet, about 300 apartments, and new retail. Demolition was scheduled for July 2026 with the Costco expected to open in early 2027.
What it may mean for the marketConverts a long dormant mall site into a mixed use center anchored by a large format Costco, new retail, and about 300 apartments, reshaping a major Seminole County commercial node. The project is about 8 miles northeast of River Run Preserve, elsewhere in Seminole County.
Source: WFTV - October 2025Retail & Dining
New Apopka complex with restaurants and offices set to open in 2026
A new commercial complex in Apopka with restaurants and office space is set to open in 2026, adding retail and workplace space in northwest metro Orlando.
What it may mean for the marketNew retail and office space in Apopka adds everyday conveniences and local jobs, amenity and employment factors that can support nearby housing demand. The site is about 7 miles southwest of River Run Preserve.
Source: GrowthSpotter - March 2025Development
Lake County approves rezoning for the Wolf Branch Innovation District near Mount Dora
Lake County approved a rezoning for the Wolf Branch Innovation District, a large mixed-use employment district planned near Mount Dora and State Road 46, clearing the way for a long-term jobs and commercial hub in east Lake County.
What it may mean for the marketA large new employment and mixed-use district near Mount Dora points to long-term job growth in east Lake County, a structural demand driver for housing in the surrounding area. The site is about 10 miles west of River Run Preserve.
Source: GrowthSpotter
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 the Orlando Metro.
The RIVER RUN PRESERVE buying strategy.
If we were buying in RIVER RUN PRESERVE 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 RIVER RUN PRESERVE.
A new-build pocket with very little on the market
With a median year built of 2022 and homes running a median of roughly 2,380 square feet, River Run Preserve reads as a community of similarly sized, similarly aged houses rather than a mix of starter homes and larger upgrades. That consistency simplifies comparisons for buyers, since you are largely choosing between lot, layout, and upgrade level within a narrow age band instead of weighing decades of construction differences.
The market posture right now is the more important story. Two active listings and a single closing in the latest window is a small enough sample that any per-square-foot or list-to-close read should be treated as anecdotal, not a market trend. Months of supply sitting well above a balanced range points to more inventory than demand at the moment, which typically gives buyers negotiating leverage on price and terms and gives sellers a reason to price with the current pace, not last year's pace, in mind.
The location and the amenities are priced into every listing in RIVER RUN PRESERVE. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this small, with only a couple of listings active at any time, generic market data is close to useless. We track River Run Preserve at the listing level, confirm what's actually changed hands recently versus what's just sitting, and help you frame an offer or a list price against the handful of comparables that actually apply.
RIVER RUN PRESERVE 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 RIVER RUN PRESERVE 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 RIVER RUN PRESERVE sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in RIVER RUN PRESERVE, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your RIVER RUN PRESERVE home worth?
Get a no-obligation home value based on real comparable sales in RIVER RUN PRESERVE, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in RIVER RUN PRESERVE on the map →
RIVER RUN PRESERVE Market Scorecard
RIVER RUN PRESERVE is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $592,450, and homes go under contract in about 42 days.
Go deeper: 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.
Frequently Asked Questions
Is RIVER RUN PRESERVE a buyer's or seller's market right now?
How many homes are in RIVER RUN PRESERVE?
What share of RIVER RUN PRESERVE is owner-occupied?
When were the homes in RIVER RUN PRESERVE built?
Do cash buyers compete in RIVER RUN PRESERVE?
Who is the best real estate agent for RIVER RUN PRESERVE?
How do I find a top SANFORD real estate agent who knows RIVER RUN PRESERVE?
Can Momentum Realty connect me with an agent for RIVER RUN PRESERVE?
Should you buy in RIVER RUN PRESERVE?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near RIVER RUN PRESERVE 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 (community parcel extract) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2021 (34 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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