Shenandoah Park
Homes for Sale in Orlando, FL
All 4,095 homes for sale in Orlando, FL · median $379,900 · 100 homes for sale in 32812 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Stellar MLS
As of October 2026, the MLS records 27 closed sales in Shenandoah Park in Orlando, FL since 2005, the most recent in May 2026. 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 32812 |
|---|---|
| Homes in the community | 87 (FL DOR 2025 assessment roll) |
| Years built | 1967–1976 (median 1968) |
| Typical living area | 1,884 sq ft (median) |
| Amenities listed by sellers | Park, Association Recreation - Owned, Playground |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 91% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Shenandoah Park key facts,” movewithmomentum.com/neighborhoods/shenandoah-park, data as of September 20, 2026.
Shenandoah Park is a compact, established Orlando pocket of 119 homes, all built in a tight window from 1967 to 1976, with a median build year of 1968. Price here is driven less by location variance and more by condition: two homes of similar size can trade far apart depending on whether the systems, kitchens, and baths have been updated or left original. The median living area sits near 1,932 square feet, so you are generally looking at real single-story ranch footprints rather than starter boxes.
With nearly 90% of homes homesteaded, this is an owner-occupied street grid, not an investor churn. That means limited turnover and thin inventory — sellers who present a genuinely updated home tend to hold negotiating leverage, while buyers should expect competition for the move-in-ready ones and room to negotiate on anything needing work.
Nearby homes for sale
No active listings inside Shenandoah ParkHomes 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.
The 60-Second Overview
A small, stable Orlando enclave of mid-century ranch homes on generous living footprints, where nearly nine in ten homes are homesteaded and original-versus-updated condition is the single biggest swing on value.
Stellar MLS sales records identify 77 homes in Shenandoah Park that have changed hands since 2004, built between 1967 and 1972 (median 1968), with a median living area of about 1,979 sq ft and a typical 3-bedroom, 2-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 12 qualified sales in Shenandoah Park across 2024–2025 (8 in 2024, 4 in 2025), median $450,000 — 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 Shenandoah Park is best for.
Best for
- Buyers wanting a single-story ranch with room to update over time and a renovation budget in hand
- Long-hold owner-occupants who value a stable, low-turnover street over rapid resale
- Buyers who prize established lots and mid-century footprints over newer finishes
Probably not for
- Buyers who need move-in-ready, updated inventory immediately and won't wait for the right listing
- Anyone wanting new construction or modern floor plans
- Investors seeking high-turnover rental stock rather than an owner-occupied enclave
The market around Shenandoah Park
Shenandoah Park is too small for its own price trend, so here is the market around it.
In ZIP 32812, 158 homes are on the market and 29% are under contract — a steady corner of Orlando.
Across Orange County, 5,774 homes are active and 1,755 pending (23% under contract).
In ZIP 32812 (Orlando), 285 homes closed in the last 12 months at a median of $412K ($239/sq ft), up 1.4% year over year, with a median 37 days on market. Right now 45 active and 35 pending listings put supply at about 3.2 months — a healthy market. See the live ZIP 32812 housing market and the Orange County market.
ZIP and county figures describe the wider market, not Shenandoah Park specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Shenandoah Park, 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 Shenandoah Park buying strategy.
If we were buying in Shenandoah Park 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 Shenandoah Park.
A condition market, not a location lottery
Because every home here dates to roughly the same era, the usual age-based price spread is muted. What separates a strong sale from a slow one is the work that has been done: roof, HVAC, electrical, plumbing, and cosmetic updates. Homes built in the late 1960s and early 1970s carry known maintenance timelines, so buyers should budget for inspection and sellers should document what they have already replaced.
The high homestead share and modest home count of 119 mean listings do not come up often. That scarcity supports pricing for the well-kept properties, but it also means a buyer waiting for the perfect house may wait a while. Patience and a clear renovation appetite both pay off here in different ways.
The location and the amenities are priced into every listing in Shenandoah Park. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, condition-driven market like Shenandoah Park, the value is in reading the house, not the comps sheet. We help sellers document and price the updates that actually move a mid-century ranch, and we help buyers separate cosmetic refresh from deferred capital work before they commit — so the number on the contract reflects what the home really is.
Shenandoah Park in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $15/month · median of 38 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $15 per month — 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 Shenandoah Park 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 Shenandoah Park sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Shenandoah Park, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Shenandoah Park home worth?
Get a no-obligation home value based on real comparable sales in Shenandoah Park, 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 Shenandoah Park?
What share of Shenandoah Park is owner-occupied?
When were the homes in Shenandoah Park built?
Who is the best real estate agent for Shenandoah Park?
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Where is Shenandoah Park, and what county is it in?
Should you buy in Shenandoah Park?
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 1, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32812)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2005 (27 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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