SANDHILL PRESERVE
Homes for Sale in ORLANDO, FL
True comps, carrying-cost math, and listings before the portals.
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.
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.
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.
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SANDHILL PRESERVEWho 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% ?.
ZIP and county figures describe the wider market, not SANDHILL PRESERVE specifically. Momentum Research analysis of MLS records.
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 August 2026 through August 2026. Deemed reliable but not guaranteed.
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 · 53 daysTop listing
Active · 1 days
Active · 1 days
Active · 142 days
Active · 60 daysActive and pending SANDHILL PRESERVE listings as of 2026-08-23, 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 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 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.
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 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 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 - 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 15 miles northwest of Sandhill Preserve, 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 13 miles north of Sandhill Preserve, 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 12 miles north of Sandhill Preserve, 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 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.
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 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 homes for sale in SANDHILL PRESERVE on the map →
SANDHILL PRESERVE Market Scorecard
SANDHILL PRESERVE is currently a thin data market. Limited supply, a median asking price of $495,000, and homes go under contract in about 1 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
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?
Should you buy in SANDHILL PRESERVE?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near SANDHILL 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 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.
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