River Run Sec 4
Homes for Sale in Altamonte Springs, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
River Run Sec 4 is a small, tightly-defined pocket of 77 homes built in a narrow window between 1980 and 1983. When the housing stock is this consistent in age and the typical home sits around 1,524 square feet, price is driven less by floor plan variety and more by condition and updates. The spread between an original-condition home and a renovated one can be wide, so the single median figure tells you the middle of the market, not what any given house will trade for.
With no closings in the current window, there is no fresh comparable activity to anchor a number, which means both sides are working off condition and recent nearby data rather than a hot local trend. For sellers, that puts the burden on presentation and pricing discipline. For buyers, it rewards patience and a willingness to look past cosmetics on a home that has good structure underneath.
River Run Sec 4 right now
🟡 Off the recent peak. The trailing-12-month median ($368K) is down 3.0% from the prior 12 months ($379K) and up 206% since 2012. With about a dozen 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: Medium (18 and 13 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
River Run Sec 4 market snapshot (as of July 15, 2026): the median sale price is about $368K ($245 per sq ft over the trailing 12 months of closed sales), and a median 6 days on market for closed sales. The trailing-12-month median is down 3% from the prior 12 months and up 206% since 2012, computed from record-level Stellar MLS closed sales (18 closings in the current window).
River Run Sec 4 is a community of 397 homes in Altamonte Springs, Seminole County, built between 1976 and 1997 (median 1979), with a median living area of about 1,524 square feet. 78% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a compact, early-1980s Altamonte Springs enclave of 77 homes in Seminole County, where roughly three-quarters carry a homestead exemption — a sign of long-hold ownership rather than heavy investor churn.
Who River Run Sec 4 is best for.
Best for
- Buyers seeking a primary residence in an established, slow-turnover neighborhood
- Value-minded buyers comfortable updating an early-1980s home over time
- Long-hold owners who prioritize stability over rapid resale turnover
Probably not for
- Buyers who need turnkey, fully-renovated finishes from day one
- Investors looking for high transaction volume and quick flips
- Buyers who want a large-footprint home well above the typical size here
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 ($368K) IS the median in the snapshot above, and the move from 2025 ($379K) IS the -3.0% one-year change.
Windows contain 0 to 18 sales each (18 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 4 buying strategy.
If we were buying in River Run Sec 4 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 4.
A stable, owner-held pocket
The homestead share here sits at about 75%, which tells you most of these homes are held as primary residences and turn over slowly. That tends to keep inventory thin, so when a home does come to market, it can draw focused attention if it is priced and prepared well. The flip side is fewer active comps to work from, which makes accurate pricing more of a judgment call than a formula.
The homes are of an era — the early 1980s — that generally means original systems on some properties and full updates on others. At around 1,524 square feet for the typical home, these are manageably-sized single-family houses. The real question on any given listing is what has been done to it: roof, HVAC, kitchens, and baths will separate the top and bottom of this market far more than square footage will.
The location and the amenities are priced into every listing in River Run Sec 4. 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 4 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 (8.3). Basis: Long-Term Appreciation +206% since 2012; Recent Direction -3.0% year-over-year; Owner Commitment 78% owner-occupied; Pricing Power 100.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a 77-home neighborhood with no recent closings on the board, the value comes from reading condition against nearby data rather than leaning on a stale local comp. We price from what a home actually is — updates, systems, and layout — and we tell sellers plainly when a number will not hold and buyers plainly when a home needs more work than the asking price reflects.
River Run Sec 4 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 4 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 4 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 4, 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 4 home worth?
Get a no-obligation home value based on real comparable sales in River Run Sec 4, 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 4 on the map →
Frequently Asked Questions
What is the median home price in River Run Sec 4?
How long do homes in River Run Sec 4 take to sell?
How many homes are in River Run Sec 4?
What share of River Run Sec 4 is owner-occupied?
When were the homes in River Run Sec 4 built?
Do cash buyers compete in River Run Sec 4?
Have River Run Sec 4 home prices gone up?
Who is the best real estate agent for River Run Sec 4?
How do I find a top Altamonte Springs real estate agent who knows River Run Sec 4?
Can Momentum Realty connect me with an agent for River Run Sec 4?
Should you buy in River Run Sec 4?
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 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (18 streets, ZIP 32714)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2005 (154 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.
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