Southern Oaks
Homes for Sale in Orlando, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
As of November 2026, Southern Oaks Orlando in FL has 3 homes for sale. Homes listed or recently sold were built 1970 - 1983; 13 of 14 report an HOA (median $21/mo); none of the 14 geocoded homes sit in a FEMA special flood hazard zone (median elevation 112 ft).
Southern Oaks right now
🔴 Seller-leaning market. 2.0 months of supply and 0% of the inventory already under contract give sellers the pressure advantage.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 August 2, 2026. Confidence: Medium (2 active and pending listings, 9 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 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
Southern Oaks market snapshot (as of August 2, 2026): the median sale price is about $755K ($287 per sq ft over the trailing 12 months of closed sales), a median 16 days on market for closed sales, and 2.0 months of supply, a seller-leaning market.
In ZIP 32806 (Orlando), 265 homes closed in the last 12 months at a median of $463K ($293/sq ft), down 2.1% year over year, with a median 33 days on market. Right now 49 active and 19 pending listings put supply at about 2.2 months - a healthy market. See the live ZIP 32806 housing market and the Orange County market.
Flood zones in Southern Oaks: of 11 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.
Southern Oaks is a community of 359 homes in Orlando, Orange County, built between 1955 and 2010 (median 1971.0), with a median living area of about 2,564 square feet. 89% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Southern Oaks. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Southern Oaks
Southern Oaks
Southern Oaks
Southern Oaks
Southern Oaks
Southern Oaks
Southern Oaks
Southern OaksPhotos from Stellar MLS listings in Southern Oaks; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($755K) IS the median in the snapshot above.
Windows contain 0 to 12 sales each (9 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026. Deemed reliable but not guaranteed.
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.
14% of homes for sale in ZIP 32806 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-11-15).
SOUTHERN OAKS Market Scorecard
SOUTHERN OAKS is currently a strong seller's market. About 2.2 months of supply, a median asking price of $982,450, and homes go under contract in about 25 days.
Typical home value in the 32806 ZIP is $437,244, about 3.2% above 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.
Homes For Sale Right Now in Southern Oaks
Live MLS inventory for Southern Oaks. 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 and pending Southern Oaks listings as of 2026-11-02, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026. Tap any home to ask about it.
Southern Oaks 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 contributors.
Life at Southern Oaks
- Deed Restrictions · reported on 1 of 10 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
- Pershing Elem · Elementary
- PERSHING K-8 · Middle
- Boone High · High
Zoned schools reflect the assignments reported on recent Southern Oaks 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 Southern Oaks address.
Shop the zone: Homes zoned for Boone High High School
Recent Developments in Southern Oaks
Development, infrastructure, retail, and school activity affecting Southern Oaks, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- August 2026Retail & Dining
Plans for Mattel indoor water park near Lake Buena Vista Factory Stores expand to 13 acres
Updated plans for the site off State Road 535 show a 95,000-square-foot indoor water park designed by Martin Aquatic, a separate 45,000-square-foot entertainment building and nearly 900 parking spaces. The tower height rises to as much as 100 feet and still needs Orange County approval. About 200 jobs are expected, and no opening date has been announced.
What it may mean for the marketThe project would add visitor attractions, dining and roughly 200 jobs near the State Road 535 corridor, with added traffic and parking demand nearby. The site is about 12 miles southwest of Southern Oaks.
Source: FOX 35 Orlando - 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 southeast of Southern Oaks, 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 2 miles southwest of Southern Oaks, elsewhere in Orange County.
Source: ClickOrlando - 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 3 miles north of Southern Oaks, 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 3 miles north of Southern Oaks, 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 10 miles southeast of Southern Oaks.
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 Southern Oaks buying strategy.
If we were buying in Southern Oaks 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Southern Oaks.
A closer look at the Southern Oaks market
At a median of $287 per square foot, Southern Oaks prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 2.0 months of supply, a seller-leaning market. Homes that do trade take a median 16 days on market, useful leverage on any listing that has lingered.
The housing stock is 359 homes built between 1955 and 2010, and 89% 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 Southern Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Southern Oaks buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 4 factors (8.2). Basis: Long-Term Appreciation +128% since 2012; Liquidity & Demand 2.0 months of supply; Owner Commitment 89% owner-occupied; Pricing Power 96.5% sale-to-list. Refreshed with each data update.
Tools for a Southern Oaks 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 Southern Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Southern Oaks, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Southern Oaks home worth?
Get a no-obligation home value based on real comparable sales in Southern Oaks, 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 Orlando →
Recently off market in Southern Oaks Orlando
Homes in Southern Oaks Orlando that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 3 on record.
- 1319 Buckwood Drive · off market
- 1411 Buckwood Drive · off market
- 924 Ridgecrest Road · off market
Last 30 days in Southern Oaks: 1 new listing (median asking $965,000), 1 under contract right now. As of November 12, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
| Location | FL |
|---|---|
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Security System, None |
| For sale right now | 3 active, 0 pending · median asking $965,000 · 3.3 months of supply |
Data as of November 6, 2026. Based on Stellar MLS data distributed by MLS GRID. Market figures describe homes, not residents. Cite as: Momentum Realty, “Southern Oaks key facts,” movewithmomentum.com/neighborhoods/southern-oaks-orlando, data as of November 6, 2026.
Housing distress & ownership in SOUTHERN OAKS, 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 November 2026 through November 2026. Deemed reliable but not guaranteed.
Just listed in Southern Oaks
The newest homes for sale in Southern Oaks right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 1406 Buckwood Drive $965,000 · 4 bd · 3 ba · 2,620 sq ft · listed Nov 5, 2026 Courtesy of COLDWELL BANKER REALTY
- 1114 Wald Road $999,900 · 5 bd · 4.5 ba · 3,350 sq ft · listed Oct 2, 2026 Courtesy of HOMEVEST REALTY
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Southern Oaks Orlando Right Now (3)
All 3 active and pending Southern Oaks Orlando listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1406 Buckwood Drive · $965,000 · 4 bd / 3 ba · listed Nov 4, 2026 · listed by Coldwell Banker Realty
- 1114 Wald Road · $999,900 · 5 bd / 4.5 ba · listed Oct 2, 2026 · listed by Homevest Realty
- 1367 Campbell Street · $870,000 · 4 bd / 4 ba · pending · listed Aug 16, 2026 · listed by Real Broker, Llc
Recently sold in Southern Oaks Orlando
- 1319 Buckwood Drive · sold $775,000
- 1411 Buckwood Drive · sold $1,095,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
More Orlando home searches
- All homes for sale in Orlando, FL
- Orlando pool homes for sale
- Gated communities in Orlando
- Orlando home values: what is my house worth?
- ZIP 32806 housing scorecard
Orlando guides & data
- Market data
- Cost of living
- Best neighborhoods (ranked by data)
- Best neighborhoods
- Flood zones
- Property taxes (Orange County)
- Homestead exemption (Orange County)
- Home insurance cost
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 Orlando? Join Momentum in Orlando: 100% commission, one $12K cap.
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Sweetbriar Road (12 homes on record)
- Buckwood Drive (9 homes on record)
- Sweetbriar Road (6 homes on record)
- Montcalm Street (5 homes on record)
- Montcalm Street (4 homes on record)
- Buckwood Drive (4 homes on record)
- Sweetbriar Road (3 homes on record)
- Buckwood Drive (3 homes on record)
- Montcalm Street (2 homes on record)
- Montcalm Street (1 homes on record)
What it really costs to own in Southern Oaks
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | MLS listings here mostly enter dues as billed annually, but the median entry is only $225/year across 14 listings (2026-11-15), which usually means a quarterly or monthly amount was entered as annual. Ask the association for the current dues. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Orange County is $1,409/yr (4,204 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 11 listing addresses checked against the FEMA flood map, 100% sit outside the high-risk zone. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 1971 across 13 listings. An original roof here would be about 55 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Southern Oaks
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 Southern Oaks
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Southern Oaks will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Southern Oaks?
How long do homes in Southern Oaks take to sell?
Is Southern Oaks a buyer's or seller's market right now?
How many homes are in Southern Oaks?
What share of Southern Oaks is owner-occupied?
When were the homes in Southern Oaks built?
Do cash buyers compete in Southern Oaks?
Have Southern Oaks home prices gone up?
Who is the best real estate agent for Southern Oaks?
How do I find a top Orlando real estate agent who knows Southern Oaks?
Can Momentum Realty connect me with an agent for Southern Oaks?
Where is Southern Oaks, and what county is it in?
Is Southern Oaks in a flood zone?
Is Southern Oaks a good place to live?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: November 2, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (9 streets, ZIP 32806)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2005 (83 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 SOUTHERN OAKS fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Southern Oaks
- Home values · What homes in Southern Oaks actually sell for