Summer Lakes
Homes for Sale in Orlando, FL
All 4,060 homes for sale in ORLANDO, FL · median $384,945 · 187 homes for sale in 32835 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, Summer Lakes in Orlando, FL has 2 homes for sale. Over the 12 months ending 2026-08-02, 3 recorded sales closed at a median of $455,000, $253 per square foot, a median 29 days on market, sellers accepting 96% of original asking. Homes listed or recently sold were built 1986 - 1988; 5 of 5 report an HOA (median $70/mo); none of the 5 geocoded homes sit in a FEMA special flood hazard zone (median elevation 96 ft). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $7,590 ($6,910 with the full homestead exemption).
Summer Lakes right now
🟢 Buyer-leaning market. 8.0 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: Low (2 active and pending listings, 3 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
Summer Lakes market snapshot (as of August 2, 2026): the median sale price is about $455K ($253 per sq ft over the trailing 12 months of closed sales), a median 29 days on market for closed sales, and 8.0 months of supply, a buyer-leaning market.
In ZIP 32835 (ORLANDO), 368 homes closed in the last 12 months at a median of $289K ($221/sq ft), down 8.2% year over year, with a median 57 days on market. Right now 118 active and 28 pending listings put supply at about 6.6 months - a buyer's market. See the live ZIP 32835 housing market and the Orange County market.
Summer Lakes is a community of 96 homes in Orlando, Orange County, built between 1986 and 1989 (median 1987), with a median living area of about 1,678 square feet. 75% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
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 ($455K) IS the median in the snapshot above.
Windows contain 0 to 10 sales each (3 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 2004 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.
SUMMER LAKES Market Scorecard
SUMMER LAKES is currently a buyer's market. About 8.0 months of supply, a median asking price of $449,945, and homes go under contract in about 86 days.
Typical home value in the 32835 ZIP is $311,301, about 11.0% below 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.
Housing distress & ownership in SUMMER LAKES, 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.
Homes For Sale Right Now in Summer Lakes
Live MLS inventory for Summer Lakes. 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 Summer Lakes listings as of 2026-09-14, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026. Tap any home to ask about it.
Summer Lakes 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 Summer Lakes
- Playground · reported on 2 of 4 listings
- Tennis Court(s) · reported on 2 of 4 listings
- Deed Restrictions · reported on 1 of 4 listings
- Pool · reported on 1 of 4 listings
- Park · reported on 1 of 4 listings
- No Truck/RV/Motorcycle Parking · reported on 1 of 4 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
- Oak Hill Elem · Elementary
- Gotha Middle · Middle
- Olympia High · High
Zoned schools reflect the assignments reported on recent Summer Lakes 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 Summer Lakes address.
Shop the zone: Homes zoned for Olympia High High School
The Summer Lakes buying strategy.
If we were buying in Summer Lakes 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 Summer Lakes.
A closer look at the Summer Lakes market
At a median of $253 per square foot, Summer Lakes 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 8.0 months of supply, a buyer-leaning market. Homes that do trade take a median 29 days on market, useful leverage on any listing that has lingered.
The housing stock is 96 homes built between 1986 and 1989, and 75% 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 Summer Lakes. 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 Summer Lakes 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 (5.6). Basis: Liquidity & Demand 8.0 months of supply; Owner Commitment 75% owner-occupied; Pricing Power 95.8% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA dues reported around $70/month (about $840/yr) · median of 15 MLS listings, most billed twice a year
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $70 per month ($840 a year) - the median AssociationFee across 15 MLS records, normalised to a monthly figure; most are billed twice a year. 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 Summer Lakes 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 Summer Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Summer Lakes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Summer Lakes home worth?
Get a no-obligation home value based on real comparable sales in Summer Lakes, 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 Summer Lakes on the map →
Frequently Asked Questions
What is the median home price in Summer Lakes?
How long do homes in Summer Lakes take to sell?
Is Summer Lakes a buyer's or seller's market right now?
How many homes are in Summer Lakes?
What share of Summer Lakes is owner-occupied?
When were the homes in Summer Lakes built?
Do cash buyers compete in Summer Lakes?
Who is the best real estate agent for Summer Lakes?
How do I find a top Orlando real estate agent who knows Summer Lakes?
Can Momentum Realty connect me with an agent for Summer Lakes?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 14, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (community parcel extract) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2004 (41 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.
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 SUMMER LAKES fits the bigger picture — live prices, inventory, and Momentum Scores:
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Explore more neighborhoods near Summer Lakes with Momentum Realty’s local guides.