The Forest Ph 2 Sec 2
Homes for Sale in Lake Mary, FL
True comps, carrying-cost math, and listings before the portals.
Price here is driven by condition and size more than address. With a median build year of 1982 and a range that runs from 1972 all the way to 2022, you are looking at a pocket of Lake Mary where an updated, larger home and an original, deferred-maintenance one can sit on the same street at very different numbers. The median sits at $223,500, or about $157 per square foot on a median 1,446 square feet — but that median masks a wide spread that tracks renovation status.
Posture is steady, not frantic. Homes are taking a median of 45 days to close, which gives buyers room to inspect and negotiate rather than waive everything to win. Year-over-year the median is up 9%, so sellers have some tailwind, but the 45-day pace means overpricing a dated home still gets punished. Price to condition and it moves; price to hope and it sits.
The Forest Ph 2 Sec 2 right now
🟢 Still climbing. The trailing-12-month median ($224K) is up 9.0% from the prior 12 months ($205K). With about 2 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 13. Confidence: Low (6 and 5 sales in the two windows).
What's unique here: the median sale price is about 45% below the typical Seminole County sale ($224K vs $410K, trailing 12 months, Stellar MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 13, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The Forest Ph 2 Sec 2 right now
🟢 Still climbing. The trailing-12-month median ($224K) is up 9.0% from the prior 12 months ($205K). With about 2 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 13. Confidence: Low (6 and 5 sales in the two windows).
What's unique here: the median sale price is about 45% below the typical Seminole County sale ($224K vs $410K, trailing 12 months, Stellar MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 13, 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
The Forest Ph 2 Sec 2 market snapshot (as of July 13, 2026): the median sale price is about $224K ($158 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 up 9% from the prior 12 months, computed from record-level Stellar MLS closed sales (6 closings in the current window).
The Forest Ph 2 Sec 2 is a community of 199 homes in Lake Mary, Seminole County, built between 1972 and 2022 (median 1982), with a median living area of about 1,446 square feet. 79% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The Forest Ph 2 Sec 2 is a small, established Lake Mary community of 199 homes in Seminole County, where roughly four of five homes are homesteaded — a sign of an owner-occupied, low-turnover pocket rather than an investor churn.
Who The Forest Ph 2 Sec 2 is best for.
Best for
- Buyers with a renovation budget who want to build equity through updates rather than pay for someone else's
- Long-hold owner-occupants seeking a stable, established Seminole County pocket near Lake Mary amenities
- Value-focused buyers who can move at a measured pace and inspect thoroughly given the ~45-day norm
Probably not for
- Buyers needing turnkey, fully updated finishes with no willingness to take on projects
- Those requiring significant square footage above the modest 1,446 sqft median
- Short-term flippers counting on a fast resale in a low-turnover, owner-occupied market
Median sale price over the trailing 12 months ending July 13 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($224K) IS the median in the snapshot above, and the move from 2025 ($205K) IS the +9.0% one-year change.
Windows contain 0 to 6 sales each (6 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 The Forest Ph 2 Sec 2 buying strategy.
If we were buying in The Forest Ph 2 Sec 2 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 The Forest Ph 2 Sec 2.
A condition-driven price spread
The story here is age and updates. A median vintage of 1982 means most homes carry original bones and, in many cases, systems and finishes that have been touched over time to varying degrees. The build range stretching to 2022 tells you newer product exists in or around the pocket, but the core inventory is 1970s-to-1980s stock at a modest median 1,446 square feet.
That mix is exactly why the median price and per-square-foot figures should be read as a midpoint, not a ceiling or a floor. Two homes of the same footprint can price very differently depending on roof, HVAC, kitchen, and baths. Buyers should underwrite renovation cost into their offer; sellers should decide whether to update before listing or price transparently as a project.
The location and the amenities are priced into every listing in The Forest Ph 2 Sec 2. 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 The Forest Ph 2 Sec 2 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 (8.0). Basis: Recent Direction +9.0% year-over-year; Owner Commitment 79% owner-occupied; Pricing Power 96.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community where price hinges on condition rather than a published range, the value we add is calibration — reading a specific home's updates against recent closings so you neither overpay for cosmetics nor underestimate a system replacement. With a 45-day median pace and a high homestead share, this is a market that rewards patience and accurate pricing, and that is precisely how we work it.
The Forest Ph 2 Sec 2 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 The Forest Ph 2 Sec 2 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 The Forest Ph 2 Sec 2 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Forest Ph 2 Sec 2, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Forest Ph 2 Sec 2 home worth?
Get a no-obligation home value based on real comparable sales in The Forest Ph 2 Sec 2, 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 The Forest Ph 2 Sec 2?
How long do homes in The Forest Ph 2 Sec 2 take to sell?
How many homes are in The Forest Ph 2 Sec 2?
What share of The Forest Ph 2 Sec 2 is owner-occupied?
When were the homes in The Forest Ph 2 Sec 2 built?
Do cash buyers compete in The Forest Ph 2 Sec 2?
Who is the best real estate agent for The Forest Ph 2 Sec 2?
How do I find a top Lake Mary real estate agent who knows The Forest Ph 2 Sec 2?
Can Momentum Realty connect me with an agent for The Forest Ph 2 Sec 2?
Should you buy in The Forest Ph 2 Sec 2?
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 13, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 32746)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2016 (23 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 13 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($224K) IS the median in the snapshot above, and the move from 2025 ($205K) IS the +9.0% one-year change.
Windows contain 0 to 6 sales each (6 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 13, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 32746)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2016 (23 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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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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