A single-family community in Orlando, Orange County.
Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.
"Tivoli Gardens reads as much on the association as the home: the HOA dues, the reserve picture, the insurance line, and any CDD drive both your carrying cost and your financing. Condition and the comparable sales separate the leaders from the sitters, so we read the budget and the comps before anything else."
Jon Brooks, founder, Momentum Realty · Updated June 2026
Tivoli Gardens market snapshot (as of June 25, 2026): the median sale price is about $314K ($211 per sq ft), with homes averaging 23 days on market and 5.0 months of supply, a balanced market. Based on 12 recent closings in live Stellar MLS data.
Tivoli Gardens is an established single-family community in south Orlando near the Hunter's Creek area, in Orlando, Orange County. Homes here are single-family homes; floor plans, lot positions, and condition vary, so confirm the specifics of any individual home with the listing.
What sets your true monthly cost is not only the price but the carrying costs: HOA dues, property taxes, Florida insurance, and any assessment. Confirm any community development district (CDD) assessment on the tax bill during due diligence. Read the association documents and the budget before you offer.
The honest read here is condition, location within the community, and the association's financial health. We pull the comparable sales on similar homes, not a community average, and we represent you, not the seller.
Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.
Live from Stellar MLS, as of June 25, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Tivoli Gardens listings and the trailing twelve months of closed sales.
Our proprietary read on how a home in Tivoli Gardens buys, holds, and resells. See the five factors.
Live MLS inventory for Tivoli Gardens. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Tivoli Gardens listings as of 2026-06-25, priced high to low. Listings courtesy of Stellar MLS as distributed by MLS GRID.. Tap any home to ask about it.
Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.
Listing locations from Stellar MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.
Everyday destinations across the Orlando area are a short drive; confirm your real commute at your real departure time.
Drive times from Tivoli Gardens. Times are approximate and vary with traffic.
Drive times are approximate and vary with traffic and your exact departure point.
Explore more neighborhoods near Tivoli Gardens with Momentum Realty’s local guides.
Carrying cost · the no-CDD edge
No CDD bond means thousands less per year than newer master plans.
Roughly $25,000 saved over 10 years in carrying cost, before resale.
Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.
Tivoli Gardens is served by Orange County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.
Buying with schools in mind? We can confirm the exact zoned schools for any Tivoli Gardens address.
What is shaping value at Tivoli Gardens: statewide insurance and reserve-funding pressure on fees, steady Greater Orlando growth, and the community's own assessments. Confirm each item for the specific home.
Our read on what is being built around Tivoli Gardens, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.
Statewide insurance and reserve-funding pressure can push association fees up; confirm the community's current fee and reserve plan.
Steady population and job growth across the Orlando metro supports demand for well-located, well-kept homes.
The community's assessments and budget, not just the price, drive the true monthly cost; confirm them per parcel.
Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.
Development, infrastructure, retail, and school activity affecting Tivoli Gardens, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.
Showing the latest, scroll for all updates ↓
Statewide insurance and reserve-funding requirements continue to pressure association budgets; confirm the specific community's current fee, reserve study, and any assessment. Why it matters: The fee and reserve picture, not just the price, drive the true carrying cost in any Florida community today. Source
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
If we were buying in Tivoli Gardens, this is the order of operations we would run, and the one we run for our clients.
Get the HOA dues and what they cover in writing. The fee is a real part of the monthly carry.
Read the reserve study and recent minutes. They tell you whether an assessment may be coming.
Confirm any CDD or special assessment on the tax bill for the specific parcel.
Verify the Florida insurance picture, which moves both the budget and your own premium.
Comp the specific home against similar homes nearby, not a community average, with Storey Park as one cross-shop.
On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.
Tivoli Gardens is an established single-family community in south Orlando near the Hunter's Creek area, in Orlando, Orange County, served by Orange County Public Schools. Confirm the current HOA dues, reserve study, insurance, any CDD assessment, and the rental rules with the listing and the association, since these drive both carrying cost and financing. Home styles and condition vary, so the read that matters is the comparable-sales analysis on the specific home.
Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.
Here are the broad resale bands in Tivoli Gardens today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.
Original-condition homes, the value door into the community. Budget the updates and read the association budget.
Renovated, well-kept homes in a well-run community, the heart of the resale market here.
The best-positioned or most-updated homes with a healthy association, the strongest hold-value story.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.
Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.
The factors that actually move value in Tivoli Gardens, condition, lot, and the renovation math, read from current listings and recent sales.
Renovated-listing inventory in Tivoli Gardens is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.
On a preferred homesite (water, preserve, corner, or a larger lot), the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.
Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.
Our read on the factors that protect resale here, and the one to manage.
Momentum analysis based on the community's structure, location, lot scarcity, and housing stock. Not a guarantee of future value.
The strongest value pocket is usually a renovated home on a good lot priced just under the next tier up. Buyers chasing the single biggest house often pay top prices for what is really a renovation project.
The same five mistakes cost buyers the most in any market. Every one is avoidable with the right preparation before you tour.
1The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.
2A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.
3A premium homesite (water, preserve, or a preferred position) carries a real, durable premium. Pay a top price for an interior lot and you are buying the weakest version of the value.
4Two similar homes can cost very differently to own once the HOA, any CDD, insurance, and upkeep are priced in. Buyers who do not run the full monthly carrying cost misread the real number.
5An older home means older systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.
The deal is won or lost on condition, the comps, and the association's health, not the headline price.
Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.
Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.
Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Stellar MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.
Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.
Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Stellar MLS; for orientation, not an appraisal.
In Tivoli Gardens, the variables that move value are the home's position within the community, its condition and updates, and the association's financial health. Read the budget, the reserves, and the comparable sales on similar homes before you pay a premium.
Dues vary; confirm the current amount, what they cover, the reserves, and any assessment for the specific home. Confirm any community development district (CDD) assessment on the tax bill during due diligence.
Typically common-area upkeep and shared amenities; confirm the exact inclusions for the specific home.
Amenities, where present, are association-maintained common areas; confirm what is included.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.
If you are thinking about selling in Tivoli Gardens, the right list price comes from recent comparable sales matched to your home's condition and position, not an online estimate.
Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.
Because buyers here are weighing your home against renovated comps and cross-shopping Storey Park, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.
Get a no-obligation home value based on real comparable sales in Tivoli Gardens matched to your condition, lot, and view, 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 Tivoli Gardens on the map →
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Median sale prices in Tivoli Gardens year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.
32% of homes for sale in ZIP 32829 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 (2026-06-25).
Tivoli Gardens is currently a balanced. About 5.0 months of supply, a median asking price of $334,900, and homes go under contract in about 27 days.
Typical home value in the 32829 ZIP is $406,173, about 13.2% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
An honest fit check. We will tell you when it is not your community.
Whether you are buying a renovation project, comparing the lots and views, weighing the carrying costs, or selling your Tivoli Gardens home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.
A Momentum Realty Tivoli Gardens specialist will reach out personally, usually the same day.
Zoom out before you decide: see the Orange County market guide or every community in the Neighborhood Finder.
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