Tamarac Hills
Homes for Sale in Orlando, FL
All 4,073 homes for sale in Orlando, FL · median $380,000 · 37 homes for sale in 32820 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 28 closed sales in Tamarac Hills Sec 03 in Orlando, FL since 2015, the most recent in May 2026. Across Orlando as a whole, 6,171 homes closed in the last 12 months at a median of $415,000, 42 median days on market, with 1,694 homes for sale today. At that median and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $6,920 ($6,250 with the full homestead exemption).
| Location | Orlando, Orange County, FL · ZIP 32820 |
|---|---|
| Homes in the community | 165 (FL DOR 2025 assessment roll) |
| Years built | 2002–2006 (median 2005) |
| Typical living area | 1,872 sq ft (median) |
| Owner-occupied (homestead) share | 67% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2015 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Tamarac Hills Sec 03 key facts,” movewithmomentum.com/neighborhoods/tamarac-hills-sec-03, data as of September 20, 2026.
Tamarac Hills Sec 03 is a compact, single-era pocket in Orlando — 165 homes built across a tight window from 2002 to 2006, with a median living area right around 1,872 square feet. When stock is this uniform in vintage and size, price is driven less by floor plan differences and more by condition and updates. The home that has had roof, HVAC, kitchen, and baths brought current will separate itself from one still wearing its original finishes.
With only two closings in the window we're reading from, this is a thin-data market: not enough recent transactions to pin a confident price trend, so treat any single sale as a data point, not a benchmark. For sellers, that means pricing off condition and a clear-eyed look at comparable finishes rather than assuming the neighbor's number applies. For buyers, it means room to negotiate on a house that needs work — and reason to move decisively on one that doesn't.
Nearby homes for sale
No active listings inside Tamarac HillsHomes for Sale in Orlando, FL right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
This is an early-2000s subdivision that has aged into its middle years, which is exactly when major systems — roofs, air handlers, water heaters — start coming due. The homes are close enough in age and size that the real story is upkeep, not layout.
Stellar MLS sales records identify 35 homes in Tamarac Hills that have changed hands since 2015, built between 2005 and 2006 (median 2005), with a median living area of about 2,130 sq ft and a typical 4-bedroom, 2.5-bath layout; 100% are single-family homes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 12 qualified sales in Tamarac Hills across 2024–2025 (7 in 2024, 5 in 2025), median $430,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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 Tamarac Hills is best for.
Best for
- Buyers seeking a move-in-ready home around 1,872 square feet and willing to pay for finishes already done
- Value-minded buyers comfortable budgeting for a roof or HVAC in exchange for a lower entry on a dated home
- Long-hold owner-occupants who want a settled, primarily lived-in street rather than a rental-heavy block
Probably not for
- Buyers who need to close quickly and can't wait for the right listing in a low-turnover pocket
- Shoppers wanting new construction or a wide range of floor plans and sizes
- Investors chasing volume, given the modest transaction count and owner-heavy ownership mix
The market around Tamarac Hills
Tamarac Hills is too small for its own price trend, so here is the market around it.
In ZIP 32820, 54 homes are on the market and 26% are under contract — a steady corner of Orlando.
Across Orange County, 5,774 homes are active and 1,755 pending (23% under contract).
In ZIP 32820 (Orlando), 118 homes closed in the last 12 months at a median of $401K ($220/sq ft), down 2.0% year over year, with a median 48 days on market. Right now 29 active and 8 pending listings put supply at about 3.7 months — a balanced market. See the live ZIP 32820 housing market and the Orange County market.
ZIP and county figures describe the wider market, not Tamarac Hills specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Tamarac Hills Sec 03, 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 Tamarac Hills buying strategy.
If we were buying in Tamarac Hills 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 Tamarac Hills.
A single-vintage enclave where condition is the variable
Everything here was built in a four-year stretch topping out around 2005, so buyers are comparing homes that share the same bones and roughly the same footprint near 1,872 square feet. That uniformity is useful: it makes it easier to spot which sellers have reinvested and which are asking you to inherit deferred maintenance. Ask for the age of the roof and HVAC on every showing — at this vintage, those answers move the value.
Owner-occupancy runs about two-thirds here based on homestead share, which points to a settled, primarily lived-in neighborhood rather than an investor-churned one. That tends to mean steadier upkeep on the block level, but it also means turnover is modest and the right listing may not come along every week.
The location and the amenities are priced into every listing in Tamarac Hills. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-transaction pocket like this, the number that matters is the one you can defend — and that takes a broker willing to underwrite condition against a thin comp set rather than parrot a headline price. We walk the systems, weigh the updates, and tell you when a listing is priced on hope. That candor is the whole point of hiring us here.
Tamarac Hills 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 Tamarac Hills 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 Tamarac Hills sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tamarac Hills, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tamarac Hills home worth?
Get a no-obligation home value based on real comparable sales in Tamarac Hills, 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
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Should you buy in Tamarac Hills?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32820)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2015 (28 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.
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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 local comps.
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