Timacuan
Homes for Sale in Lake Mary, FL
All 208 homes for sale in Lake Mary, FL · median $439,900 · Seminole County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 2 closed sales in Timacuan Unit 16 Ph 1 Replat in Lake Mary, FL since 2009, the most recent in April 2026. Across Lake Mary as a whole, 400 homes closed in the last 12 months at a median of $426,000, 32 median days on market, with 67 homes for sale today. At that median and Seminole County's FY2025-26 rate of 15.18 mills, annual property tax runs about $6,470 ($5,870 with the full homestead exemption).
Part of Timacuan, Lake Mary, FL — see all Timacuan homes for sale (7 listings across 3 sections in the MLS).
Timacuan is a small, tightly built pocket of 140 homes, all raised in a narrow five-year window from 1995 to 2000. That construction consistency matters more than any single listing detail here: buyers are comparing homes of similar age and era rather than sorting through decades of mixed vintages, which keeps condition and updates as the main variables driving price rather than structural differences.
The homestead share sits at just over 90 percent, which points to a market where most owners have stayed put rather than cycled through as investment or rental turnover. For a buyer, that generally means fewer listings at any given time and a longer runway before a home you like comes back on the market. For a seller, it means your home is likely being judged against neighbors who have owned for years, so recent updates can stand out.
Nearby homes for sale
No active listings inside Timacuan Unit 16 Ph 1 Replat 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
Homes here run larger than a typical starter product, with a median living area around 2,588 square feet, putting this section of Timacuan in move-up territory rather than entry-level. No community amenities are listed against current MLS records for this specific replat, so any pool, gate, or clubhouse access would need to be confirmed through the broader Timacuan association rather than assumed from this pocket alone.
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 Timacuan is best for.
Best for
- Buyers who want a larger home, around 2,500+ square feet, in an established mid-1990s build
- Buyers comfortable verifying amenity access through the broader association rather than assuming it comes with the home
- Buyers who value a small, stable pocket of homes over a large subdivision with heavy turnover
Probably not for
- Buyers who need confirmed, listed community amenities as a non-negotiable part of the purchase
- Buyers seeking new or near-new construction rather than a home built in the 1995-2000 window
- Buyers hoping for frequent listing turnover given the high share of long-term homestead ownership
The market around Timacuan
Timacuan is a small community — 44 recorded sales on file, most recently in 2025 — too few for its own price trend. Here is the market around it.
Across Seminole County, 1,538 homes are active and 629 pending (29% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Timacuan specifically. Momentum Research analysis of MLS records.
The Timacuan buying strategy.
If we were buying in Timacuan 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 Timacuan.
A single-era build inside a larger Timacuan footprint
With only 140 homes and a five-year construction window, this is a small, specific slice of the larger Timacuan development rather than a sprawling subdivision with its own separate identity. That scale means fewer comparable sales to lean on at any given moment, and it also means condition and layout differences between individual homes can carry more weight in a valuation conversation than they would in a larger, more varied neighborhood.
Because current MLS records do not identify community amenities tied specifically to this replat, buyers should treat any pool, trail, or recreational access as a question to verify against the master Timacuan association rather than a given. That is not a knock on the location, it simply means the value proposition here is built around the home itself, the lot, and its immediate setting in Lake Mary, not a packaged amenity list.
The location and the amenities are priced into every listing in Timacuan. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a pocket this small, with a high share of long-term homestead ownership, the difference between an average outcome and a strong one comes down to knowing which homes have been updated and which haven't, and pricing accordingly. We track that at the listing level rather than relying on neighborhood-wide averages that can mask real condition differences inside a 140-home footprint.
Timacuan 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 Timacuan 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 Timacuan sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Timacuan, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Timacuan home worth?
Get a no-obligation home value based on real comparable sales in Timacuan, 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 Timacuan on the map →
Frequently Asked Questions
How many homes are in Timacuan?
What share of Timacuan is owner-occupied?
When were the homes in Timacuan built?
Who is the best real estate agent for Timacuan?
How do I find a top Lake Mary real estate agent who knows Timacuan?
Can Momentum Realty connect me with an agent for Timacuan?
Should you buy in Timacuan?
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 (6 streets, ZIP 32746)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2009 (2 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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More Lake Mary & Seminole County & North Orlando guides
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