The Forest Phase 2
Homes for Sale in Lake Mary, FL
True comps, carrying-cost math, and listings before the portals.
The Forest Phase 2 right now
🟡 Still climbing. The trailing-12-month median ($215K) is up 5.0% from the prior 12 months ($205K). With about 6 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: Medium (13 and 20 sales in the two windows).
What's unique here: the median sale price is about 48% below the typical Seminole County sale ($215K vs $410K, trailing 12 months, Stellar MLS records).
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
The Forest Phase 2 market snapshot (as of July 15, 2026): the median sale price is about $215K ($158 per sq ft over the trailing 12 months of closed sales), and a median 56 days on market for closed sales. The trailing-12-month median is up 5% from the prior 12 months, computed from record-level Stellar MLS closed sales (13 closings in the current window).
The Forest Phase 2 is a community of 316 homes in Lake Mary, Seminole County, built between 1971 and 2024 (median 1979), with a median living area of about 1,372 square feet. 74% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The Forest Phase 2 right now
🟡 Still climbing. The trailing-12-month median ($215K) is up 5.0% from the prior 12 months ($205K). With about 6 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: Medium (13 and 20 sales in the two windows).
What's unique here: the median sale price is about 48% below the typical Seminole County sale ($215K vs $410K, trailing 12 months, Stellar MLS records).
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
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 ($215K) IS the median in the snapshot above, and the move from 2025 ($205K) IS the +5.0% one-year change.
Windows contain 0 to 20 sales each (13 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 Phase 2 buying strategy.
If we were buying in The Forest Phase 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 Phase 2.
A closer look at the The Forest Phase 2 market
At a median of $158 per square foot, The Forest Phase 2 prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The trailing-12-month median up 5% year over year. Homes that do trade take a median 56 days on market, useful leverage on any listing that has lingered.
The housing stock is 316 homes built between 1971 and 2024, and 74% 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 The Forest Phase 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 Phase 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 (6.9). Basis: Recent Direction +5.0% year-over-year; Owner Commitment 74% owner-occupied; Pricing Power 94.2% sale-to-list. Refreshed with each data update.
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 Phase 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 Phase 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 Phase 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 Phase 2 home worth?
Get a no-obligation home value based on real comparable sales in The Forest Phase 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.
See homes for sale in The Forest Phase 2 on the map →
Frequently Asked Questions
What is the median home price in The Forest Phase 2?
How long do homes in The Forest Phase 2 take to sell?
How many homes are in The Forest Phase 2?
What share of The Forest Phase 2 is owner-occupied?
When were the homes in The Forest Phase 2 built?
Do cash buyers compete in The Forest Phase 2?
Who is the best real estate agent for The Forest Phase 2?
How do I find a top Lake Mary real estate agent who knows The Forest Phase 2?
Can Momentum Realty connect me with an agent for The Forest Phase 2?
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 (10 streets, ZIP 32746)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2016 (55 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 ($215K) IS the median in the snapshot above, and the move from 2025 ($205K) IS the +5.0% one-year change.
Windows contain 0 to 20 sales each (13 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 (10 streets, ZIP 32746)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2016 (55 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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