Sand Lake Hills Sec 02
Homes for Sale in Orlando, FL
True comps, carrying-cost math, and listings before the portals.
Sand Lake Hills Sec 02 is an established Orlando pocket of 213 homes built between 1973 and 1988, with the median dating to 1978. At that age, condition is the price story here — updated systems, roofs, and kitchens separate the strong sales from the tired ones far more than square footage does. Expect a wide spread in what similar floor plans trade for depending on how much work has been done.
With homes this settled and a median around 1,937 living square feet, buyers are shopping for renovation upside or move-in condition, not new construction. Sellers who have invested in the house can lead with that; sellers who haven't should price to the work a buyer will inherit. Read comps by condition, not just by address.
SAND LAKE HILLS SEC 02 right now
🟡 Still climbing. The trailing-12-month median ($543K) is up 6.5% from the prior 12 months ($510K) and up 194% since 2012. With about 23 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 August 2. Confidence: High (33 and 28 sales in the two windows).
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
Who Sand Lake Hills Sec 02 is best for.
Best for
- Buyers seeking an updated move-in home in an established setting and willing to pay for the improvements already done
- Renovation-minded buyers looking to build value by updating an older home
- Long-hold owners who want a settled, predominantly owner-occupied neighborhood
Probably not for
- Buyers who want new or nearly new construction with modern layouts
- Buyers unwilling to budget for roof, HVAC, or systems on a home built decades ago
- Short-term flippers expecting uniform pricing regardless of a home's condition
The market around Sand Lake Hills Sec 02
Sand Lake Hills Sec 02 is a small community — 10 recorded sales on file, most recently in 2022 — too few for its own price trend. Here is the market around it.
Across Orange County, 5,886 homes are active and 2,019 pending (26% under contract).
The housing mix here is 96% single family residence, 4% ?.
ZIP and county figures describe the wider market, not Sand Lake Hills Sec 02 specifically. Momentum Research analysis of MLS records.
The Sand Lake Hills Sec 02 buying strategy.
If we were buying in Sand Lake Hills Sec 02 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 Sand Lake Hills Sec 02.
An established neighborhood where condition drives price
Roughly 76% of homes here carry a homestead exemption, which points to a predominantly owner-occupied street rather than a rental-heavy one. That tends to mean properties held longer and maintained to live in — but it also means a fair share of homes reflecting the taste and updates of the year they were last touched.
The build window of 1973 to 1988 covers a range of era-typical layouts and lot sizes, and a median living area near 1,937 square feet gives you real single-family space to work with. The practical takeaway: two homes on the same block can be very different buys, so due diligence on roof age, HVAC, plumbing, and past renovations matters more here than in a newer subdivision.
The location and the amenities are priced into every listing in Sand Lake Hills Sec 02. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a neighborhood this established, the number that matters is not the list price — it's the cost of the work a home still needs. We price and negotiate on condition, walk the mechanicals with you, and read comps the way a renovation-minded buyer or a well-kept seller actually should.
Sand Lake Hills Sec 02 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 Sand Lake Hills Sec 02 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 Sand Lake Hills Sec 02 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sand Lake Hills Sec 02, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sand Lake Hills Sec 02 home worth?
Get a no-obligation home value based on real comparable sales in Sand Lake Hills Sec 02, 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 Sand Lake Hills Sec 02 on the map →
Recent Developments in Sand Lake Hills Sec 02
Development, infrastructure, retail, and school activity affecting Sand Lake Hills Sec 02, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Capstone begins construction on The Gateway luxury apartments
Capstone Building Corp began construction on The Gateway, a 270-unit apartment community at 7250 Shadowridge Drive in Orlando, developed by JBL Development. The five-story gated project spans more than 417,000 square feet and is expected to be completed in late 2027. Amenities include a saltwater pool, fitness center, pickleball court, and a clubhouse with a restaurant and bar.
What it may mean for the marketAdds 270 market rate apartments in a five story building with resort style amenities, expanding the local rental housing stock in the Airport Lakes area of south Orlando. The site is about 1 mile southwest of Sand Lake Hills Sec 02.
Source: Construction Owners - July 2026Development
Orange County opens Enclave at Canopy Park with 104 affordable units
Orange County opened The Enclave at Canopy Park, a 104-unit affordable apartment community at 4440 Canopy Park Loop developed by Archway Partners. The county contributed 3 million dollars from its Affordable Housing Trust Fund. The community includes one and two bedroom homes plus a community center, fitness center, technology lab, and EV charging.
What it may mean for the marketAdds 104 income-restricted apartment homes to the local rental supply along with new community amenities and green-certified construction. The project is about 6 miles northwest of Sand Lake Hills Sec 02, elsewhere in Orange County.
Source: ClickOrlando - July 2026Civic
Orange County previews new Innovation Center on West Colonial Drive
Orange County previewed its new Innovation Center at 7149 West Colonial Drive, located within the county's Multicultural Center and Senior Center complex, with an official opening set for Fall 2026. The center will offer technology programs including 3D printing and makerspace prototyping through the Orange County Library System, plus career exploration and workforce training through CareerSource Central Florida.
What it may mean for the marketAdds a county operated civic and technology facility with library and workforce programming to the West Colonial corridor. The project is about 12 miles northwest of Sand Lake Hills Sec 02, elsewhere in Orange County.
Source: Orange County Newsroom - June 2026Development
Mixed-use high-rise redesigned for 924 and 934 North Magnolia Avenue
A redesigned 17-story mixed-use high-rise was proposed for 924 and 934 North Magnolia Avenue in Orlando's North Quarter district by Acram Group. The project would include 350 residential units, about 3,300 square feet of ground-floor commercial space, and a parking garage with 510 spaces, replacing two 1972 office buildings. A public plaza is planned at the corner of Magnolia and Weber Street.
What it may mean for the marketWould replace two aging office buildings with 350 residences, ground floor retail, and structured parking, adding housing density and a public plaza along the Orlando Urban Trail. The project is about 9 miles northwest of Sand Lake Hills Sec 02, elsewhere in Orange County.
Source: Florida YIMBY - June 2026Development
Planning board approves zoning for 37-story tower at 170 East Washington Street
Orlando's Municipal Planning Board voted to approve a Planned Development amendment for a 37-story, 425-foot mixed-use tower at 170 East Washington Street across from Lake Eola Park. The project would include 252 residential units, a 221-room hotel, a three-story restaurant, and structured parking. It still requires City Council consideration before construction.
What it may mean for the marketWould add a 37 story tower with 252 residences and a hotel to the downtown skyline, replacing a prior approval for a 7 story hotel and increasing high density housing and parking supply. The project is about 8 miles northwest of Sand Lake Hills Sec 02, elsewhere in Orange County.
Source: Florida YIMBY - March 2026Development
Orlando approves the 380-acre Dowden Central Community Development District in Lake Nona
Orlando approved the Dowden Central Community Development District, a roughly 380-acre district in the Lake Nona area of southeast Orlando, in March 2026. The district provides the framework to build roads, drainage, utilities, and parks for future development phases.
What it may mean for the marketA new community development district lays the groundwork for large-scale growth in the Lake Nona area, a step that typically precedes new housing and commercial activity nearby. The site is about 5 miles southeast of Sand Lake Hills Sec 02.
Source: ClickOrlando
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 Northeast Florida.
Frequently Asked Questions
How many homes are in Sand Lake Hills Sec 02?
What share of Sand Lake Hills Sec 02 is owner-occupied?
When were the homes in Sand Lake Hills Sec 02 built?
Do cash buyers compete in Sand Lake Hills Sec 02?
Who is the best real estate agent for Sand Lake Hills Sec 02?
How do I find a top Orlando real estate agent who knows Sand Lake Hills Sec 02?
Can Momentum Realty connect me with an agent for Sand Lake Hills Sec 02?
Should you buy in Sand Lake Hills Sec 02?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (6 streets, ZIP 32819)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2014 (42 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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($543K) IS the median in the snapshot above, and the move from 2025 ($510K) IS the +6.5% one-year change.
Windows contain 0 to 58 sales each (33 in the current window); every figure carries its sample size. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026. Deemed reliable but not guaranteed.
16% of homes for sale in ZIP 32819 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-08-01).
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (38 streets, ZIP 32819)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2005 (415 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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