TIMACUAN UNIT 16 PH 2
Homes for Sale in LAKE MARY, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Timacuan Unit 16 Ph 2 is a case where the house itself, not a clubhouse or gate, does the pricing work. With a median size near 2,826 square feet and a median price of $765,000, the math lands at roughly $263 per square foot — a level that reflects larger, later-generation homes from this phase of Timacuan (built mostly 1995 to 2006) rather than any amenity package, since none is identified from current MLS listings.
A median of 38 days on market says these homes aren't sitting, but they aren't flying off the shelf on hype either — pricing and condition still have to line up. With only 3 closings in the recent window, this is a thin-data section: one unusual sale can move the median significantly, so sellers should lean on comparable condition and size rather than the headline number alone, and buyers should ask what's actually included in that square footage before assuming it's typical for the price.
TIMACUAN UNIT 16 PH 2 right now
🟢 Still climbing. The trailing-12-month median ($759K) is up 15.9% from the prior 12 months ($655K). With about a dozen 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 August 2. Confidence: Medium (11 and 17 sales in the two windows).
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Updated August 2, 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
TIMACUAN UNIT 16 PH 2 market snapshot (as of August 2, 2026): the median sale price is about $759K ($242 per sq ft over the trailing 12 months of closed sales), and a median 15 days on market for closed sales. The trailing-12-month median is up 16% from the prior 12 months, computed from record-level Stellar MLS closed sales (11 closings in the current window).
TIMACUAN UNIT 16 PH 2 is a community of 545 homes in LAKE MARY, Seminole County, built between 1988 and 2018 (median 1995), with a median living area of about 2,556 square feet. 87% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This phase of Timacuan sits on the larger end of the community's home sizes, with a build era concentrated in the late 1990s to mid-2000s. The 90.1% homestead share points to a section where most owners have claimed it as a primary residence rather than a rental or second home, which tends to mean steadier turnover and fewer investor-driven sales.
Who TIMACUAN UNIT 16 PH 2 is best for.
Best for
- Buyers wanting a larger home (near or above 2,800 sqft) in Lake Mary without paying for a clubhouse or gate they won't use.
- Buyers comfortable with a late-1990s to mid-2000s build era and budgeting for era-appropriate updates.
- Long-term owner-occupants, given the section's high homestead share and steadier turnover pattern.
Probably not for
- Buyers who specifically want resort-style or gated community amenities as part of the purchase.
- Buyers needing a tight, high-volume comp set to price with confidence — this section trades thin.
- Investors seeking fast turnover; the low closings count and high homestead share suggest longer hold periods are the norm.
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 ($759K) IS the median in the snapshot above, and the move from 2025 ($655K) IS the +15.9% one-year change.
Windows contain 0 to 21 sales each (11 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.
33% of homes for sale in ZIP 32746 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-08-01).
The TIMACUAN UNIT 16 PH 2 buying strategy.
If we were buying in TIMACUAN UNIT 16 PH 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 TIMACUAN UNIT 16 PH 2.
Size and era set the price here, not amenities
There's no clubhouse, pool, or gated feature tied to this specific phase in current MLS data — the value case rests on the house: median living area near 2,826 square feet, built mostly between 1995 and 2006 with a median year of 1998. Buyers should expect the finishes and systems of that era unless a home has been updated, and factor that into how they read the per-square-foot number.
The small closings count (3 in this window) means the $765,000 median and $263.25 per square foot figure should be treated as a directional read, not a tight band. A single larger or heavily updated home can pull the median up; a smaller or dated one can pull it down. Anyone pricing a listing or writing an offer here should pull the specific comparable sales, not just lean on the section-wide stat.
The location and the amenities are priced into every listing in TIMACUAN UNIT 16 PH 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 TIMACUAN UNIT 16 PH 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 (8.1). Basis: Recent Direction +15.9% year-over-year; Owner Commitment 87% owner-occupied; Pricing Power 93.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a low-volume section like this, the median is a starting point, not an answer — we pull the actual recent closings, check them against square footage and build year, and price or negotiate off real comparables instead of a thin community-wide average.
TIMACUAN UNIT 16 PH 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 TIMACUAN UNIT 16 PH 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 TIMACUAN UNIT 16 PH 2 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in TIMACUAN UNIT 16 PH 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 TIMACUAN UNIT 16 PH 2 home worth?
Get a no-obligation home value based on real comparable sales in TIMACUAN UNIT 16 PH 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 TIMACUAN UNIT 16 PH 2?
How long do homes in TIMACUAN UNIT 16 PH 2 take to sell?
How many homes are in TIMACUAN UNIT 16 PH 2?
What share of TIMACUAN UNIT 16 PH 2 is owner-occupied?
When were the homes in TIMACUAN UNIT 16 PH 2 built?
Do cash buyers compete in TIMACUAN UNIT 16 PH 2?
Who is the best real estate agent for TIMACUAN UNIT 16 PH 2?
How do I find a top LAKE MARY real estate agent who knows TIMACUAN UNIT 16 PH 2?
Can Momentum Realty connect me with an agent for TIMACUAN UNIT 16 PH 2?
Should you buy in TIMACUAN UNIT 16 PH 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 August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (28 streets, ZIP 32746/32756)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2004 (132 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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