SPAHLERS ADD
Homes for Sale in ORLANDO, FL
True comps, carrying-cost math, and listings before the portals.
Spahlers Add is a small, slow-moving pocket of Orlando - 177 homes total, only 5 active listings right now, and a months-supply reading of 20.0 that puts it firmly in buyer-leaning territory. With just 2 closings in the recent window, there is not enough transaction volume to establish a tight price pattern, so pricing here is set case-by-case rather than by a fast-moving comp trail.
The building stock spans from 1920 through 2024, with a median year built of 1998 - meaning any given listing could be a century-old original or a recent build, and condition, lot, and construction era will do most of the work in setting value. With homestead share sitting near half (49.3%), the area is a mix of longer-held and more recently acquired property, which also shows up in variable upkeep and updating across the inventory.
SPAHLERS ADD right now
🟢 Buyer-leaning market. 20.0 months of supply and 0% 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 August 2, 2026. Confidence: Medium (5 active and pending listings, 2 closed sales in 12 months).
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Updated August 2, 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
A modest, low-turnover slice of Orlando in Orange County where the age of the housing stock varies more than the neighborhood's size would suggest, and where current supply sits well above what a balanced market would carry.
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.
The setting & the homes.
Aerial and on-site photos of SPAHLERS ADD. Swipe to explore the community.
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SPAHLERS ADDWho SPAHLERS ADD is best for.
Best for
- Buyers who want a smaller-footprint home (median 1,176 sq ft) and are comfortable evaluating each property individually rather than by neighborhood pattern.
- Buyers with flexible timelines who can wait out a thin, buyer-leaning market (20.0 months supply) for the right listing.
- Sellers or buyers who value a mixed-era housing stock, from 1920s construction through 2024 builds, over a uniform subdivision look.
Probably not for
- Buyers who want shared community amenities, since none are identified from current MLS listings.
- Sellers expecting a fast sale in a high-competition market - current conditions favor buyers.
- Buyers who prefer a large, active pool of comparable listings to shop against before deciding.
The market around SPAHLERS ADD
SPAHLERS ADD is a small community — 33 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32824, 245 homes are on the market and 26% are under contract — a steady corner of ORLANDO.
Across Orange County, 5,873 homes are active and 2,054 pending (26% under contract).
The housing mix here is 95% single family residence, 5% manufactured home - post 1977.
ZIP and county figures describe the wider market, not SPAHLERS ADD specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in SPAHLERS ADD, 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 August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in SPAHLERS ADD
Live MLS inventory for SPAHLERS ADD. 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 SPAHLERS ADD listings as of 2026-08-20, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2026. Tap any home to ask about it.
SPAHLERS ADD 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.
Recent Developments in Spahlers Add
Development, infrastructure, retail, and school activity affecting Spahlers Add, 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 3 miles east of Spahlers Add, 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 northwest of Spahlers Add, 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 11 miles northwest of Spahlers Add, 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 9 miles north of Spahlers Add, 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 8 miles north of Spahlers Add, 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 6 miles southeast of Spahlers Add.
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 SPAHLERS ADD buying strategy.
If we were buying in SPAHLERS ADD 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 SPAHLERS ADD.
A market defined by scarcity of transactions, not scarcity of homes
With only 5 homes actively listed out of 177 total, Spahlers Add does not generate much day-to-day market noise. The 20.0 months-supply figure signals that at the current pace of sales, existing inventory would take well over a year and a half to clear - a clear marker of a buyer-leaning environment where sellers should expect longer marketing time and more negotiation room on price and terms.
The living space profile skews compact, with a median of 1,176 square feet, and the year-built spread (1920 to 2024) means shoppers will encounter both early-20th-century construction and contemporary builds within the same small footprint of streets. No community amenities are identified from current MLS listings, so this reads as a straightforward housing stock play rather than an amenity-driven purchase - value here is about the structure and lot, not shared facilities.
The location and the amenities are priced into every listing in SPAHLERS ADD. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With so few active listings and limited recent closings to anchor pricing, Spahlers Add rewards a close, line-by-line read of each available home rather than a broad-strokes market approach. Momentum tracks the handful of listings and closings that do occur here and can help buyers and sellers calibrate offers against a thin, condition-driven market instead of guessing from citywide averages.
SPAHLERS ADD in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA. Confirm current dues
- Any club/amenity membership is billed separately
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 SPAHLERS ADD 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 SPAHLERS ADD sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in SPAHLERS ADD, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your SPAHLERS ADD home worth?
Get a no-obligation home value based on real comparable sales in SPAHLERS ADD, 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 homes for sale in SPAHLERS ADD on the map →
SPAHLERS ADD Market Scorecard
SPAHLERS ADD is currently a strong buyer's market. About 20.0 months of supply, a median asking price of $394,999, and homes go under contract in about 164 days.
Go deeper: county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
Is SPAHLERS ADD a buyer's or seller's market right now?
How many homes are in SPAHLERS ADD?
What share of SPAHLERS ADD is owner-occupied?
When were the homes in SPAHLERS ADD built?
Do cash buyers compete in SPAHLERS ADD?
Who is the best real estate agent for SPAHLERS ADD?
How do I find a top ORLANDO real estate agent who knows SPAHLERS ADD?
Can Momentum Realty connect me with an agent for SPAHLERS ADD?
Should you buy in SPAHLERS ADD?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near SPAHLERS ADD with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 32824)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2014 (31 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 your area comps.
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