Sandy Creek
Homes for Sale in Orlando, FL
All 4,095 homes for sale in Orlando, FL · median $379,900 · 52 homes for sale in 32826 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Stellar MLS
Nearby homes for sale
No active listings inside Sandy CreekHomes for Sale in Orlando, FL right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
As of October 2026, the MLS records 25 closed sales in Sandy Creek 48 117 in Orlando, FL since 2015, the most recent in October 2025. Across Orlando as a whole, 6,171 homes closed in the last 12 months at a median of $415,000, 42 median days on market, with 1,694 homes for sale today. At that median and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $6,920 ($6,250 with the full homestead exemption).
| Location | Orlando, Orange County, FL · ZIP 32826 |
|---|---|
| Homes in the community | 98 (FL DOR 2025 assessment roll) |
| Years built | 2001–2005 (median 2002) |
| Typical living area | 1,823 sq ft (median) |
| Amenities listed by sellers | Park |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 59% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2015 through 2025; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Sandy Creek 48 117 key facts,” movewithmomentum.com/neighborhoods/sandy-creek-48-117, data as of September 20, 2026.
The market around Sandy Creek
Sandy Creek is too small for its own price trend, so here is the market around it.
In ZIP 32826, 59 homes are on the market and 14% are under contract — a slower corner of Orlando.
Across Orange County, 5,774 homes are active and 1,755 pending (23% under contract).
ZIP and county figures describe the wider market, not Sandy Creek specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Sandy Creek 48 117, 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 September 2026 through September 2026. Deemed reliable but not guaranteed.
The Sandy Creek buying strategy.
If we were buying in Sandy Creek 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 Sandy Creek.
A closer look at the Sandy Creek market
The housing stock is 98 homes built between 2001 and 2005, and 59% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Sandy Creek. The deal is won or lost on condition, the comps, and the renovation math.
HOA, CDD & Fees
- HOA dues reported around $22/month (about $264/yr) · median of 38 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $22 per month ($264 a year) — the median AssociationFee across 38 MLS records, normalised to a monthly figure; most are billed annually. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Sandy Creek 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 Sandy Creek sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sandy Creek, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sandy Creek home worth?
Get a no-obligation home value based on real comparable sales in Sandy Creek, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
How many homes are in Sandy Creek?
What share of Sandy Creek is owner-occupied?
When were the homes in Sandy Creek built?
Who is the best real estate agent for Sandy Creek?
How do I find a top Orlando real estate agent who knows Sandy Creek?
Can Momentum Realty connect me with an agent for Sandy Creek?
Where is Sandy Creek, and what county is it in?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 1, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32826)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2015 (25 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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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.
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