Starwood
Homes for Sale in Orlando, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 83 closed sales in starwood phase n-1c in Orlando, FL since 2023, the most recent in December 2024. Recorded prices since 2024 ran from $396,491 to $655,026 (median $444,622), on homes of 1,476 to 2,373 sq ft. Across Orlando as a whole, 5,915 homes closed in the last 12 months at a median of $412,500, 41 median days on market, with 1,608 homes for sale today. At that median and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $7,410 ($6,740 with the full homestead exemption).
Part of Starwood, Orlando, FL — see all Starwood homes for sale (0 listings across 3 sections in the MLS).
Starwood Phase N-1C is a brand-new pocket in southeast Orlando - every home dates to the 2022-2024 build window, with a median build year of 2023. What sets price here is not location seasoning or lot variety but construction condition, floor plan, and finish level. With homes clustered around 1,631 square feet of living area, the spread you see in list prices will track upgrades, orientation, and how motivated a given seller is rather than any established resale hierarchy.
The closings window shows no recent sales to anchor a trend, so treat any single list price with skepticism and lean on the median as your reference point. For buyers, that means negotiating on the merits of the specific house in front of you. For sellers, it means pricing to condition and comparable plans, not to a story about the neighborhood - this is a new community still writing its resale record.
The 60-Second Overview
A compact, newly built community of 263 homes in southeast Orlando where nearly everything went up between 2022 and 2024. Just over half the homes carry a homestead exemption, which points to a meaningful owner-occupant base alongside investment or second-home ownership.
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 Starwood is best for.
Best for
- Buyers targeting a low-maintenance, recently built home around 1,631 square feet
- Owner-occupants who value a high homestead share and a settled ownership base
- Buyers comfortable doing homework on comps in a community with no closing history
Probably not for
- Buyers seeking older homes with architectural character or established landscaping
- Investors who need a proven resale and rental track record before committing
- Buyers wanting a wide range of home sizes and lot configurations to choose from
The market around Starwood
Starwood is too small for its own price trend, so here is the market around it.
In ZIP 32832, 292 homes are on the market and 22% are under contract — a steady corner of Orlando.
Across Orange County, 5,909 homes are active and 1,877 pending (24% under contract).
ZIP and county figures describe the wider market, not Starwood specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in STARWOOD PHASE N-1C, 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 Starwood buying strategy.
If we were buying in Starwood 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.
A new-build community without a resale track record
With 263 homes and a median build year of 2023, Starwood Phase N-1C is homogeneous by design - similar ages, similar sizes near 1,631 square feet, and finishes that reflect a single narrow construction era. That consistency makes it easier to compare one home to the next, but it also means there is little architectural or vintage variety to distinguish properties. Differences come down to plan, upgrades, and lot position.
The homestead share of roughly 56 percent tells you the community is not purely investor-driven, but it is early days. Because the closings window shows no recorded sales to lean on, price discovery is still thin here. Buyers should scrutinize builder warranty coverage and the specifics of each home; sellers should expect appraisals to hinge on limited local comps.
The location and the amenities are priced into every listing in Starwood. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this new, the public numbers are thin and easy to misread. We work the actual comps plan-by-plan, weigh builder incentives and warranty terms against resale listings, and tell you plainly when a specific home is priced to condition versus priced to hope. That grounding matters more in a market with no closing history than in an established neighborhood.
Starwood in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 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 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Starwood, 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 home worth?
Get a no-obligation home value based on real comparable sales in Starwood, 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 →
Should you buy in Starwood?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2023 (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. 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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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how starwood phase n-1c fits the bigger picture — live prices, inventory, and Momentum Scores:
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.