River Run Sec 3
Homes for Sale in Altamonte Springs, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
River Run Sec 3 is a compact, established pocket of 142 homes in Altamonte Springs, and price here is driven far more by condition and updates than by square footage. With a median living area right around 1,578 square feet and a median built in 1979, the spread between an original-condition home and a renovated one is wide. The $390,000 median at roughly $241 a foot tells you the market is paying for kitchens, roofs, and systems that have already been addressed.
The posture right now is fast. A median of 5 days on market with a heat score of 71 means well-prepared, sensibly priced homes are moving quickly, while year-over-year appreciation of just 1.6% signals a market that rewards move-in-ready product rather than aggressive pricing. Sellers should not read the speed as license to overreach; buyers should be ready to act, but not to abandon inspection discipline on homes of this age.
River Run Sec 3 right now
🟡 Still climbing. The trailing-12-month median ($390K) is up 1.6% from the prior 12 months ($384K). 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 13. Confidence: Low (8 and 5 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 13, 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 Sec 3 market snapshot (as of July 13, 2026): the median sale price is about $390K ($241 per sq ft over the trailing 12 months of closed sales), and a median 5 days on market for closed sales. The trailing-12-month median is up 2% from the prior 12 months, computed from record-level Stellar MLS closed sales (8 closings in the current window).
River Run Sec 3 is a community of 142 homes in Altamonte Springs, Seminole County, built between 1978 and 1997 (median 1979.0), with a median living area of about 1,578 square feet. 85% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
River Run Sec 3 is a small, mature Seminole County community where nearly all homes are owner-occupied, giving it a stable, lived-in feel and limited turnover among its 142 homes.
Who River Run Sec 3 is best for.
Best for
- Buyers targeting a right-sized home near the mid-$390,000s who are prepared to move quickly
- Buyers who value an established, low-turnover community over new construction
- Buyers willing to trade cosmetic dating for a home whose major systems have been updated
Probably not for
- Buyers who require new or nearly new construction and modern floor plans
- Buyers who want a large-footprint home well above the community's median size
- Buyers expecting a slow-moving market with room for extended negotiation
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 13 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($390K) IS the median in the snapshot above, and the move from 2025 ($384K) IS the +1.6% one-year change.
Windows contain 0 to 8 sales each (8 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 River Run Sec 3 buying strategy.
If we were buying in River Run Sec 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 River Run Sec 3.
An established pocket that turns over fast
The housing stock was built across roughly two decades, with construction spanning 1978 to 1997 and a median build year of 1979. That range matters: the earlier homes will be deeper into their maintenance lifecycle, so the difference between two similar-looking listings often comes down to whether the roof, HVAC, and plumbing have been updated. At a median of about 1,578 square feet, these are right-sized homes, not sprawling ones, and price reflects finish level more than raw size.
With a homestead share of about 85%, this is predominantly an owner-occupied community, which tends to mean well-kept exteriors and lower listing volume. Combined with a 5-day median days-on-market and a market heat score of 71, inventory is thin and moves quickly. A recent window of 8 closings is a small sample, so individual sales carry weight in how the median reads month to month.
The location and the amenities are priced into every listing in River Run Sec 3. 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 River Run Sec 3 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 3 factors (8.3). Basis: Recent Direction +1.6% year-over-year; Owner Commitment 85% owner-occupied; Pricing Power 100.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a low-inventory pocket that moves in about 5 days, the edge comes from knowing which homes have had their major systems addressed and which are priced on cosmetics alone. We help sellers position condition-driven value accurately against the $390,000 median, and we help buyers move fast without skipping the inspection scrutiny that homes of this vintage demand.
River Run Sec 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 River Run Sec 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 River Run Sec 3 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 Sec 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 River Run Sec 3 home worth?
Get a no-obligation home value based on real comparable sales in River Run Sec 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.
See homes for sale in River Run Sec 3 on the map →
Frequently Asked Questions
What is the median home price in River Run Sec 3?
How long do homes in River Run Sec 3 take to sell?
How many homes are in River Run Sec 3?
What share of River Run Sec 3 is owner-occupied?
When were the homes in River Run Sec 3 built?
Do cash buyers compete in River Run Sec 3?
Who is the best real estate agent for River Run Sec 3?
How do I find a top Altamonte Springs real estate agent who knows River Run Sec 3?
Can Momentum Realty connect me with an agent for River Run Sec 3?
Should you buy in River Run Sec 3?
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 13, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (6 streets, ZIP 32714)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2005 (51 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?
You just read the data. Now see what your home is worth.
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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.