Shenandoah Reserve
Homes for Sale in Orlando, FL
All 4,060 homes for sale in ORLANDO, FL · median $384,945 · 471 townhomes for sale in ORLANDO · 146 homes for sale in 32822 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, Shenandoah Reserve in Orlando, FL has 6 homes for sale and 5 pending, asking from $364,999 to $399,890 (median $376,432). Over the 12 months ending 2026-09-12, 6 recorded sales closed at a median of $379,884, $228 per square foot, a median 32 days on market, sellers accepting 98% of original asking. Homes listed or recently sold were built 2026 - 2026 with 15 new construction; 17 of 17 report an HOA (median $175/mo); none of the 17 geocoded homes sit in a FEMA special flood hazard zone (median elevation 88 ft). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $6,330 ($5,660 with the full homestead exemption).
Homes For Sale Right Now in Shenandoah Reserve
Live MLS inventory for Shenandoah Reserve. 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 · 1 daysTop listing
Active · 70 days
Active · 1 days
Active · 1 days
Active · 90 days
Active · 149 days
Pending · 70 days
Pending · 31 days
Pending · 48 days
Pending · 7 days
Pending · 42 daysActive and pending Shenandoah Reserve listings as of 2026-09-12, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2026 through 2026. Tap any home to ask about it.
Shenandoah Reserve is trading around $387,385 right now, with price per square foot sitting near $233. That per-foot figure is the number to watch here more than the headline price, since it tells you the market is pricing on condition and finish rather than on a tight, uniform product line.
With five active listings and roughly twelve months of supply, this is a buyer-leaning market. Homes are taking just over 39 days to go under contract based on the most recent closings, which gives buyers room to negotiate and gives sellers a reason to price sharply and present the home well from day one.
Shenandoah Reserve right now
🟢 Buyer-leaning market. 12.0 months of supply and 46% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of September 12, 2026. Confidence: High (11 active and pending listings, 6 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 15, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Shenandoah Reserve market snapshot (as of September 12, 2026): the median sale price is about $380K ($228 per sq ft over the trailing 12 months of closed sales), a median 33 days on market for closed sales, and 12.0 months of supply, a buyer-leaning market.
In ZIP 32822 (ORLANDO), 577 homes closed in the last 12 months at a median of $330K ($237/sq ft), down 3.6% year over year, with a median 40 days on market. Right now 79 active and 19 pending listings put supply at about 3.9 months - a balanced market. See the live ZIP 32822 housing market and the Orange County market.
Stellar MLS sales records identify 17 homes in Shenandoah Reserve that have changed hands since 2026, built between 2026 and 2027 (median 2026), with a median living area of about 1,663 sq ft and a typical 3-bedroom, 2.5-bath layout; 100% are townhomes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Flood zones in Shenandoah Reserve: of 13 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in Orlando.
Shenandoah Reserve is a smaller community within Orlando's Orange County market, where a limited number of active listings means each home carries more individual weight in shaping the local read on price.
The setting & the homes.
Aerial and on-site photos of Shenandoah Reserve. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Shenandoah ReserveShenandoah ReserveShenandoah ReserveShenandoah ReserveShenandoah ReserveShenandoah ReserveShenandoah ReserveShenandoah ReservePhotos from Stellar MLS listings in Shenandoah Reserve; content deemed reliable but not guaranteed.
Who Shenandoah Reserve is best for.
Best for
- Buyers who want time to evaluate a home carefully in a market that isn't moving fast
- Buyers focused on price per square foot and condition over a large selection of active listings
- Sellers prepared to price competitively against the current per-square-foot data to stand out among five active listings
Probably not for
- Buyers who want to compare a wide field of active listings before committing
- Sellers expecting a fast sale timeline in a market currently running with twelve months of supply
- Anyone relying on a fast turnaround rather than the current buyer-leaning pace
Housing distress & ownership in SHENANDOAH RESERVE, 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.
Shenandoah Reserve 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 Shenandoah Reserve
- Playground · reported on 13 of 13 listings
- Recreation Facilities · reported on 13 of 13 listings
- Community Mailbox · reported on 13 of 13 listings
- Dog Park · reported on 13 of 13 listings
- Trail(s) · reported on 12 of 13 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
- Three Points Elem · Elementary
- Liberty Middle · Middle
- Colonial High · High
Zoned schools reflect the assignments reported on recent Shenandoah Reserve 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 Shenandoah Reserve address.
Shop the zone: Homes zoned for Colonial High High School
Recent Developments in Shenandoah Reserve
Development, infrastructure, retail, and school activity affecting Shenandoah Reserve, 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 4 miles south of Shenandoah Reserve, 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 4 miles west of Shenandoah Reserve, 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 9 miles northwest of Shenandoah Reserve, 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 5 miles northwest of Shenandoah Reserve, 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 4 miles northwest of Shenandoah Reserve, 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 8 miles southeast of Shenandoah Reserve.
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 Shenandoah Reserve buying strategy.
If we were buying in Shenandoah Reserve 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Reserve.
A Thin Market That Rewards Patience
Twelve months of supply against five active listings is a meaningful signal in a community this size - it points to a market where inventory can sit, and where sellers who price against the $387,385 median without accounting for condition risk longer days on market than the 39-day figure suggests.
For buyers, that same math is an opening. A thin, buyer-leaning market with a wide range of possible outcomes on price per square foot means there's real room to negotiate on terms, timeline, and repair credits rather than competing on multiple offers.
The location and the amenities are priced into every listing in Shenandoah Reserve. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with only five active listings, pricing strategy and presentation carry outsized weight - we help sellers position against the actual per-square-foot data rather than guessing at the median, and we help buyers structure offers that reflect current days-on-market and supply conditions rather than list price alone.
Shenandoah Reserve in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $175/month (about $2,100/yr) · median of 51 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $175 per month ($2,100 a year) - the median AssociationFee across 51 MLS records, normalised to a monthly figure; most are billed monthly. 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, 2026-09.
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 Reserve 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 Reserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Shenandoah Reserve, 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 Reserve home worth?
Get a no-obligation home value based on real comparable sales in Shenandoah Reserve, 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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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.
SHENANDOAH RESERVE Market Scorecard
SHENANDOAH RESERVE is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $376,432, and homes go under contract in about 36 days.
Typical home value in the 32822 ZIP is $259,615, right around the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
What is the median home price in Shenandoah Reserve?
How long do homes in Shenandoah Reserve take to sell?
Is Shenandoah Reserve a buyer's or seller's market right now?
Who is the best real estate agent for Shenandoah Reserve?
How do I find a top Orlando real estate agent who knows Shenandoah Reserve?
Can Momentum Realty connect me with an agent for Shenandoah Reserve?
Should you buy in Shenandoah Reserve?
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: September 12, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2026 (6 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?
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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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See how Shenandoah Reserve fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Shenandoah Reserve with Momentum Realty’s local guides.