Timber Isle Ph 02
Homes for Sale in Orlando, FL
True comps, carrying-cost math, and listings before the portals.
Timber Isle Ph 02 is a compact, single-vintage pocket in Orlando — homes built across a tight window in the mid-2000s, with a median around 2,261 square feet. Because the stock is so uniform in age and size, price here is driven less by 'which era' and more by condition, updates, and lot position. The median sits at $635,000, or roughly $236 per square foot, and I'd read the spread around that number as mostly a renovation story: updated interiors pull above the median, deferred ones sit below.
The market posture is quick right now. A median of 19 days on market means well-prepared listings are moving in under three weeks, and with only a handful of closings in the recent window, one or two sales can swing the reported numbers. Buyers should come prepared to act and not expect a long negotiation cushion; sellers who present clean, updated homes are the ones setting the pace.
The 60-Second Overview
Timber Isle Ph 02 market snapshot (as of July 13, 2026): the median sale price is about $635K ($236 per sq ft over the trailing 12 months of closed sales), and a median 19 days on market for closed sales.
Timber Isle Ph 02 is a community of 125 homes in Orlando, Orange County, built between 2005 and 2007 (median 2006.0), with a median living area of about 2,261 square feet. 72% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a small, homogeneous community of about 125 homes built within a two-year window, which makes floor plans and square footage predictable and puts the pricing conversation squarely on condition and updates rather than age.
Who Timber Isle Ph 02 is best for.
Best for
- Buyers targeting the mid-$600s who want a consistent, mid-2000s layout around 2,200+ square feet
- Move-in-focused buyers willing to pay above the median for a genuinely updated home
- Value-minded buyers comfortable taking on updates on a below-median home to build in equity
Probably not for
- Buyers who want a broad range of active listings to choose from at any given time
- Buyers seeking new construction or a variety of build eras
- Buyers who need extended negotiation time and can't move quickly on a 19-day market
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 ($635K) IS the median in the snapshot above.
Windows contain 0 to 8 sales each (3 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 Timber Isle Ph 02 buying strategy.
If we were buying in Timber Isle Ph 02 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 Timber Isle Ph 02.
A single-vintage pocket where condition sets the price
With the whole neighborhood built in a narrow mid-2000s window and a median size near 2,261 square feet, buyers are largely comparing like against like. That uniformity is a genuine advantage for pricing: it's easier to see what a kitchen renovation, a roof, or a mechanical update is actually worth when the underlying box is so consistent. The homes in this age band are also at the stage where original systems and finishes may be due for attention, so inspection findings matter more than usual to where a given home lands against the $635,000 median.
The high homestead share — roughly 72 percent — tells you most of these are owner-occupied and held, not a churn of short-term listings. Practically, that means inventory is thin and turnover is measured. When a well-kept home does come up, the 19-day median suggests it doesn't linger. That combination rewards buyers who are pre-approved and decisive and sellers who invest in presentation before listing.
The location and the amenities are priced into every listing in Timber Isle Ph 02. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, thinly traded community like this, the reported medians move on a few sales, so pricing off headline numbers alone is risky. We work the individual comps — adjusting for updates, systems, and lot — so buyers don't overpay on a fast-moving listing and sellers don't leave money on the table by underpricing a genuinely updated home. Our read on condition-driven value is where we earn our keep in Timber Isle.
Timber Isle Ph 02 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 Timber Isle Ph 02 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 Timber Isle Ph 02 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Timber Isle Ph 02, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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Frequently Asked Questions
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What share of Timber Isle Ph 02 is owner-occupied?
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Should you buy in Timber Isle Ph 02?
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 (3 streets, ZIP 32828)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2014 (27 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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