starwood ph n-1a
Homes for Sale in Orlando, FL
True comps, carrying-cost math, and listings before the portals.
Starwood Ph N-1A is a newer-construction pocket in southeast Orlando, with homes built between 2013 and 2023 and a median build year of 2020. That recency is the story on price: at a $510,000 median and roughly $240 per square foot, you are paying for construction that has not yet aged into major-system replacement. Condition and finish level drive the spread far more than location does within a subdivision this uniform in vintage.
The posture right now favors patient buyers. Prices are down 8.9% year over year, and the median home is taking about 44 days to sell - slower than a hot market, fast enough that mispriced listings still get passed over. Sellers should price to the current comps, not last year's, and buyers have room to negotiate on homes that have been sitting. Note the thin closing count behind these figures: treat the median as a directional read, not a precise gauge.
starwood ph n-1a right now
🔴 Off the recent peak. The trailing-12-month median ($510K) is down 8.9% from the prior 12 months ($560K). With about 3 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending July 15. Confidence: Low (4 and 4 sales in the two windows).
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Updated July 15, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
starwood ph n-1a right now
🔴 Off the recent peak. The trailing-12-month median ($510K) is down 8.9% from the prior 12 months ($560K). With about 3 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending July 15. Confidence: Low (4 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 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
starwood ph n-1a market snapshot (as of July 15, 2026): the median sale price is about $510K ($240 per sq ft over the trailing 12 months of closed sales), and a median 45 days on market for closed sales. The trailing-12-month median is down 9% from the prior 12 months, computed from record-level Stellar MLS closed sales (4 closings in the current window).
starwood ph n-1a is a community of 203 homes in Orlando, Orange County, built between 2013 and 2023 (median 2020), with a median living area of about 2,072 square feet. 70% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a compact, single-vintage community of about 203 homes where most owners have claimed homestead - a sign of owner-occupancy rather than a rental-heavy block. The typical home runs just over 2,000 square feet.
Who starwood ph n-1a is best for.
Best for
- Buyers targeting a low-maintenance home built in the last decade around the mid-$500s
- Owner-occupants who value a predominantly owner-held community over a rental-heavy one
- Value-minded buyers comfortable negotiating in a softening, slower-moving market
Probably not for
- Buyers who need a wide selection of listings and frequent comparable sales
- Sellers expecting last year's pricing in a market down nearly 9% year over year
- Anyone needing to close fast without leaving room for negotiation
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($510K) IS the median in the snapshot above, and the move from 2025 ($560K) IS the -8.9% one-year change.
Windows contain 1 to 5 sales each (4 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 %s through %s. Deemed reliable but not guaranteed.
The starwood ph n-1a buying strategy.
If we were buying in starwood ph n-1a 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 starwood ph n-1a.
Reading a newer-build market on the way down
A homestead share near 70% tells you this is primarily a live-in community, which tends to mean better-maintained homes and fewer distressed or investor flips distorting the comps. The tradeoff is turnover: with only a handful of closings in the window, any single sale swings the median, so lean on condition and square-footage comparisons rather than the headline number.
The 8.9% year-over-year decline paired with a 44-day median means the market has cooled but not stalled. Homes built 2013 - 2023 sit in a sweet spot where systems are still young but the newest inventory can command a premium for updated finishes. Expect the widest price gaps to come from renovation level and lot, not age.
The location and the amenities are priced into every listing in starwood ph n-1a. 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 starwood ph n-1a 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 3 factors (6.5). Basis: Recent Direction -8.9% year-over-year; Owner Commitment 70% owner-occupied; Pricing Power 98.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a thin-volume, price-softening market, the median alone will mislead you. We work each active and recent sale on condition, square footage, and days on market so you are pricing - or offering - against what is actually moving, not a stale headline. That discipline is where deals get made when the trend line is pointing down.
starwood ph n-1a 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 starwood ph n-1a 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 starwood ph n-1a sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in starwood ph n-1a, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your starwood ph n-1a home worth?
Get a no-obligation home value based on real comparable sales in starwood ph n-1a, 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
What is the median home price in starwood ph n-1a?
How long do homes in starwood ph n-1a take to sell?
How many homes are in starwood ph n-1a?
What share of starwood ph n-1a is owner-occupied?
When were the homes in starwood ph n-1a built?
Do cash buyers compete in starwood ph n-1a?
Who is the best real estate agent for starwood ph n-1a?
How do I find a top Orlando real estate agent who knows starwood ph n-1a?
Can Momentum Realty connect me with an agent for starwood ph n-1a?
Should you buy in starwood ph n-1a?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (6 streets, ZIP 32832)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2021 (18 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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($510K) IS the median in the snapshot above, and the move from 2025 ($560K) IS the -8.9% one-year change.
Windows contain 1 to 5 sales each (4 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 %s through %s. Deemed reliable but not guaranteed.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (6 streets, ZIP 32832)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2021 (18 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. 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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