Sandhill Preserve
Homes for Sale in Orlando, FL
All 4,319 homes for sale in Orlando, FL · median $379,900 · 210 homes for sale in 32824 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, Sandhill Preserve in Orlando, FL has 5 homes for sale, asking from $459,900 to $620,000 (median $499,999). Homes listed or recently sold were built 2005 - 2006; 6 of 6 report an HOA (median $73/mo); none of the 5 geocoded homes sit in a FEMA special flood hazard zone (median elevation 85 ft).
Last 30 days in Sandhill Preserve: 1 new listing (median asking $539,900). As of October 24, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
Homes For Sale Right Now in Sandhill Preserve
Live MLS inventory for Sandhill 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 · 125 daysTop listing
Active · 27 days
Active · 118 days
Active · 89 days
Active · 127 daysActive and pending Sandhill Preserve listings as of 2026-10-23, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2006 through 2025. Tap any home to ask about it.
Sandhill Preserve is a small, tightly built community - 153 homes total, all constructed within a narrow 2005 to 2007 window. That consistency means buyers are shopping a fairly uniform product in terms of age and construction era, which simplifies comparisons but also means there is little variation in style or vintage to choose from.
With only 5 active listings against 153 homes, available inventory here is thin. A homestead share of just under 60% suggests a majority of owners have filed for the exemption, which typically points to longer-term occupancy rather than frequent turnover. For a buyer, that combination - small inventory, stable ownership base - means listings here don't sit, and a serious offer needs to be ready to move when something comes up.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Built out over a tight two-to-three-year span in the mid-2000s, Sandhill Preserve reads as a single, cohesive phase rather than a community that grew in stages, which shows in the consistency of home size and design across its 153 homes.
Stellar MLS sales records identify 120 homes in SANDHILL PRESERVE that have changed hands since 2006, built between 2005 and 2007 (median 2005), with a median living area of about 2,748 sq ft and a typical 4-bedroom, 2.5-bath layout; 99% are single-family homes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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 Sandhill Preserve. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Sandhill PreserveSandhill PreserveSandhill PreserveSandhill PreserveSandhill Preserve
Sandhill PreservePhotos from Stellar MLS listings in Sandhill Preserve; content deemed reliable but not guaranteed.
Who Sandhill Preserve is best for.
Best for
- Buyers looking for a gated community with a consistent, mid-2000s build era and larger-than-typical living space.
- Buyers comfortable moving quickly in a low-inventory setting where only a few homes are active at once.
- Buyers who value a stable ownership base, as indicated by a majority homestead share, over rapid turnover.
Probably not for
- Buyers who want a wide selection of floor plans, ages, or price points to compare within one community.
- Buyers prioritizing an extensive amenity package beyond a gated entry and playground.
- Buyers on a tight timeline who can't wait for one of a small number of listings to become available.
The market around Sandhill Preserve
Sandhill Preserve is a small community — 324 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32824, 245 homes are on the market and 26% are under contract — a steady corner of Orlando.
Across Orange County, 5,873 homes are active and 2,054 pending (26% under contract).
The housing mix here is 100% single family residence, 0% ?.
In ZIP 32824 (Orlando), 673 homes closed in the last 12 months at a median of $410K ($220/sq ft), down 3.4% year over year, with a median 39 days on market. Right now 108 active and 27 pending listings put supply at about 4.3 months - a balanced market. See the live ZIP 32824 housing market and the Orange County market.
ZIP and county figures describe the wider market, not Sandhill Preserve specifically. Momentum Research analysis of MLS records.
Sandhill 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 contributors.
Life at Sandhill Preserve
- Gated · reported on 1 of 2 listings
- Playground · reported on 1 of 2 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
- Orange County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Wyndham Lakes Elementary · Elementary
- Meadow Wood Middle · Middle
- Cypress Creek High · High
Zoned schools reflect the assignments reported on recent Sandhill Preserve listings and can change; always confirm with Orange County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Sandhill Preserve address.
Shop the zone: Homes zoned for Cypress Creek High High School
Recent Developments in Sandhill Preserve
Development, infrastructure, retail, and school activity affecting Sandhill Preserve, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Development
Orange County commissioners approve Tuscana land use plan in Shingle Creek Basin on 4-3 vote
Commissioners voted 4-3 to approve the Tuscana land use application from Shingle Creek Co-Owners LLC and Geyer Development, reversing a unanimous rejection in May 2025. The plan includes more than 1,000 hotel rooms, about 4,000 apartments and commercial buildings, with conditions for a raised road, flood mitigation and wetland protection. The developer projects thousands of jobs at full build-out.
What it may mean for the marketThe approval could add substantial rental housing, hotel capacity and commercial space in the Shingle Creek area, while flood-mitigation conditions will shape how and when it is built. The site is about 7 miles west of Sandhill Preserve.
Source: Spectrum News 13 - September 2026Infrastructure
CFX holds public meetings on 14-mile toll road through part of Split Oak Forest
The Central Florida Expressway Authority held public meetings on Sept. 16 and 17 for a 14-mile road from State Road 417 near Boggy Creek Road in Orange County to Nova Road in Osceola County. CFX says portions could begin construction next year and that the road would ease traffic on Narcoossee Road. The agency faces a legal challenge from Orange County and is pursuing an eminent domain case.
What it may mean for the marketIf built, the road would add a new east-west route between Lake Nona and St. Cloud, changing commute options and access to east Orange and Osceola land. The site is about 10 miles east of Sandhill Preserve.
Source: Spectrum News 13 - August 2026Retail & Dining
Plans for Mattel indoor water park near Lake Buena Vista Factory Stores expand to 13 acres
Updated plans for the site off State Road 535 show a 95,000-square-foot indoor water park designed by Martin Aquatic, a separate 45,000-square-foot entertainment building and nearly 900 parking spaces. The tower height rises to as much as 100 feet and still needs Orange County approval. About 200 jobs are expected, and no opening date has been announced.
What it may mean for the marketThe project would add visitor attractions, dining and roughly 200 jobs near the State Road 535 corridor, with added traffic and parking demand nearby. The site is about 10 miles west of Sandhill Preserve.
Source: FOX 35 Orlando - 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 project is about 5 miles north of Sandhill Preserve, elsewhere in Orange County.
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 9 miles north of Sandhill Preserve, elsewhere in Orange County.
Source: ClickOrlando - 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 east of Sandhill Preserve.
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 the Orlando Metro.
The Sandhill Preserve buying strategy.
If we were buying in Sandhill 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.
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 Sandhill Preserve.
One build era, one product
The median home here runs 2,748 square feet of living space, on the larger side for a community of this scale, and the median year built of 2005 puts most of the housing stock at roughly the same age and construction standard. Buyers comparing homes within Sandhill Preserve are largely comparing floor plan and condition rather than era or square footage, since the build window is so narrow.
Amenities reported across MLS listings include a gated entry and a playground, giving the community a defined, controlled-access layout with a basic recreational feature. As with any HOA-managed amenity set, current access, condition, and any additional fees should be confirmed directly with the association before writing an offer.
The location and the amenities are priced into every listing in Sandhill Preserve. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this size, with only a handful of active listings at any given time, timing and access matter more than usual. Momentum tracks Sandhill Preserve's listing activity closely so buyers can move quickly when inventory surfaces, and sellers can position a listing against a genuinely small comparable set rather than guessing at broader Orlando trends.
Sandhill Preserve in 15 seconds.
Tools for a Sandhill 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 Sandhill Preserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sandhill 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 Sandhill Preserve home worth?
Get a no-obligation home value based on real comparable sales in Sandhill 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 all homes for sale in Orlando →
Recently off market in SANDHILL PRESERVE
Homes in SANDHILL PRESERVE that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 2827 Sand Arbor Circle · off market
| Location | Orlando, Orange County, FL · ZIP 32824 |
|---|---|
| Homes in the community | 153 (FL DOR 2025 assessment roll) |
| Years built | 2005–2007 (median 2005) |
| Typical living area | 2,748 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Gated, Playground, Gated Community - Guard, Irrigation-Reclaimed Water |
| For sale right now | 5 active, 0 pending · median asking $490,000 |
| Owner-occupied (homestead) share | 60% |
Data as of August 2, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2006 through 2025; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Sandhill Preserve key facts,” movewithmomentum.com/neighborhoods/sandhill-preserve-orlando, data as of August 2, 2026.
Housing distress & ownership in SANDHILL PRESERVE, Orlando
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 October 2026 through October 2026. Deemed reliable but not guaranteed.
Just listed in Sandhill Preserve
The newest homes for sale in Sandhill Preserve right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 2609 Sand Arbor Circle $539,900 · 4 bd · 2.5 ba · 2,945 sq ft · listed Sep 25, 2026 Courtesy of BUSTAMANTE REAL ESTATE INC
- 2530 Sand Arbor Circle $479,900 · 4 bd · 2.5 ba · 2,641 sq ft · listed Jul 25, 2026 Courtesy of AXEN REALTY, LLC
- 2555 Sand Arbor Circle $620,000 · 5 bd · 3.5 ba · 2,897 sq ft · listed Jun 19, 2026 Courtesy of KELLER WILLIAMS ADVANTAGE III
- 2220 Sand Arbor Circle $459,900 · 4 bd · 3.5 ba · 2,641 sq ft · listed Jun 17, 2026 Courtesy of ENTERA REALTY LLC
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Sandhill Preserve Orlando Right Now (4)
All 4 active and pending Sandhill Preserve Orlando listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2609 Sand Arbor Circle · $539,900 · 4 bd / 2.5 ba · listed Sep 26, 2026 · listed by Bustamante Real Estate Inc
- 2530 Sand Arbor Circle · $479,900 · 4 bd / 2.5 ba · listed Sep 10, 2026 · listed by Axen Realty, Llc
- 2555 Sand Arbor Circle · $620,000 · 5 bd / 3.5 ba · listed by Keller Williams Advantage Iii
- 2220 Sand Arbor Circle · $459,900 · 4 bd / 3.5 ba · listed by Entera Realty Llc
More Orlando home searches
- All homes for sale in Orlando, FL
- Homes for sale in Orange County, FL
- Orlando pool homes for sale
- Orlando waterfront homes for sale
- Gated communities in Orlando
- Orlando golf course homes
- Homes under $300K in Orlando
- Homes from $300K to $500K in Orlando
- 4-bedroom homes for sale in Orlando
- Orlando home values: what is my house worth?
Orlando guides & data
- Market data
- Cost of living
- Best neighborhoods (ranked by data)
- Best neighborhoods
- Flood zones
- Property taxes (Orange County)
- Homestead exemption (Orange County)
- Home insurance cost
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
Real estate agent in Orlando? Join Momentum in Orlando: 100% commission, one $12K cap.
What it really costs to own in Sandhill Preserve
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $74/month across 6 MLS listings (most billed quarterly; 2026-10-24). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Orange County is $1,409/yr (4,204 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2005 across 6 listings. An original roof here would be about 21 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Sandhill Preserve
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Sandhill Preserve
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Sandhill Preserve will answer, and the answer is published on this page for the next buyer.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Orange County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Orange County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
22% of homes for sale in ZIP 32824 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 (2026-10-25).
Frequently Asked Questions
How many homes are in Sandhill Preserve?
What share of Sandhill Preserve is owner-occupied?
When were the homes in Sandhill Preserve built?
Do cash buyers compete in Sandhill Preserve?
Who is the best real estate agent for Sandhill Preserve?
How do I find a top Orlando real estate agent who knows Sandhill Preserve?
Can Momentum Realty connect me with an agent for Sandhill Preserve?
Where is Sandhill Preserve, and what county is it in?
Should you buy in Sandhill Preserve?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 23, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (community parcel extract) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2006 (33 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 local 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.
See how SANDHILL PRESERVE fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Sandhill Preserve with Momentum Realty’s local guides.