Shannon Downs
Homes for Sale in Lake Mary, FL
All 217 homes for sale in Lake Mary, FL · median $499,000 · 183 homes for sale in 32746 · Seminole County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Stellar MLS
As of November 2026, the MLS records 12 closed sales in Shannon Downs in Lake Mary, FL since 2007, the most recent in May 2026. Across Lake Mary as a whole, 511 homes closed in the last 12 months at a median of $450,000, 32 median days on market, with 182 homes for sale today. At that median and Seminole County's FY2025-26 rate of 15.18 mills, annual property tax runs about $6,830 ($6,230 with the full homestead exemption).
Shannon Downs is a small, established pocket in Lake Mary — 90 homes built between 1979 and 2015, with the median dating to 1987. That spread tells you most of the story: price here is driven less by a uniform product type and more by condition and updating. Two homes of similar size can sit far apart on price depending on whether the kitchen, roof, and systems have been touched. Buyers should underwrite the individual house, not the neighborhood average.
With a homestead share of about 73%, this leans owner-occupied rather than investor-churned, which usually means fewer distressed or quick-flip listings and steadier inventory. For sellers, the takeaway is that presentation and updates matter more than square footage alone. For buyers, the deals tend to be the dated homes with good bones in a location that holds its appeal.
Figures in this note are as of July 14, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Shannon Downs 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.
The 60-Second Overview
Shannon Downs is a compact Seminole County community in Lake Mary — 90 homes, a median build year of 1987, and a median footprint around 1,709 square feet, so expect established construction rather than new build.
Stellar MLS sales records identify 18 homes in Shannon Downs that have changed hands since 2010, built between 1979 and 1989 (median 1984), with a median living area of about 3,170 sq ft and a typical 4-bedroom, 3-bath layout; 100% 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.
County records show 17 qualified sales in Shannon Downs across 2024–2025 (13 in 2024, 4 in 2025), median $455,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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.
Who Shannon Downs is best for.
Best for
- Buyers targeting an established Lake Mary location at a modest, manageable footprint
- Renovation-minded buyers willing to update a dated home in exchange for negotiating room
- Long-hold owner-occupants who value a low-turnover, owner-occupied setting
Probably not for
- Buyers who require new or near-new construction with modern systems throughout
- Buyers needing significantly more living space than a mid-size footprint
- Investors seeking high-turnover inventory or quick-flip distressed listings
The market around Shannon Downs
Shannon Downs is too small for its own price trend, so here is the market around it.
In ZIP 32746, 252 homes are on the market and 26% are under contract — a steady corner of Lake Mary.
Across Seminole County, 1,676 homes are active and 570 pending (25% under contract).
In ZIP 32746 (Lake Mary), 294 homes closed in the last 12 months at a median of $422K ($222/sq ft), up 2.0% year over year, with a median 34 days on market. Right now 64 active and 23 pending listings put supply at about 2.6 months — a healthy market. See the live ZIP 32746 housing market and the Seminole County market.
ZIP and county figures describe the wider market, not Shannon Downs specifically. Momentum Research analysis of MLS records.
The Shannon Downs buying strategy.
If we were buying in Shannon Downs 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 Shannon Downs.
A condition-driven resale market
The build range from 1979 to 2015 is wide, but the median year of 1987 anchors this firmly as an established neighborhood. That matters for diligence: original systems, roofs, and finishes are the variables that separate one asking price from another. At a median living area near 1,709 square feet, these are right-sized homes, not sprawling ones, so functional updates carry outsized weight in value.
Because inventory is limited to 90 homes and turnover leans owner-occupied, listings can be sparse and specific. A buyer waiting for the exact updated home may wait; a buyer willing to renovate has more room to negotiate on a dated property. Sellers who have modernized should lean into that in pricing and marketing.
The location and the amenities are priced into every listing in Shannon Downs. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, condition-driven community like Shannon Downs, the price gap between an updated and a dated home is where deals are won or lost. We read each house on its own merits — age of systems, scope of updates, and how it stacks against the handful of comparable resales — so you are not overpaying for cosmetics or underestimating deferred maintenance.
Shannon Downs in 15 seconds.
Tools for a Shannon Downs 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 Shannon Downs sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Shannon Downs, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Shannon Downs home worth?
Get a no-obligation home value based on real comparable sales in Shannon Downs, 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 Lake Mary →
| Location | Lake Mary, Seminole County, FL · ZIP 32746 |
|---|---|
| Homes in the community | 90 (FL DOR 2025 assessment roll) |
| Years built | 1979–2015 (median 1987) |
| Typical living area | 1,709 sq ft (median) |
| Amenities listed by sellers | Security System |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 73% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2007 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Shannon Downs key facts,” movewithmomentum.com/neighborhoods/shannon-downs, data as of September 20, 2026.
Housing distress & ownership in Shannon Downs, Lake Mary
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 November 2026 through November 2026. Deemed reliable but not guaranteed.
More Lake Mary home searches
- All homes for sale in Lake Mary, FL
- Homes for sale in Seminole County, FL
- Gated communities in Lake Mary
- Homes under $300K in Lake Mary
- Lake Mary home values: what is my house worth?
Lake Mary guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Seminole County)
- Homestead exemption (Seminole County)
- Home insurance cost
- New construction (Seminole County)
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
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
Real estate agent in Lake Mary? Join Momentum in Lake Mary: 100% commission, one $12K cap.
Email me new listings in Shannon Downs
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 Shannon Downs
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Shannon Downs will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
How many homes are in Shannon Downs?
What share of Shannon Downs is owner-occupied?
When were the homes in Shannon Downs built?
Who is the best real estate agent for Shannon Downs?
How do I find a top Lake Mary real estate agent who knows Shannon Downs?
Can Momentum Realty connect me with an agent for Shannon Downs?
Where is Shannon Downs, and what county is it in?
Should you buy in Shannon Downs?
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: November 12, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32746)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2007 (12 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. A Momentum agent can 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 Shannon Downs fits the bigger picture — live prices, inventory, and Momentum Scores: