Townes at Northlake
Homes for Sale in Oviedo, FL
All 223 homes for sale in Oviedo, FL · median $475,000 · 54 townhomes for sale in Oviedo · 171 homes for sale in 32765 · Seminole County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, Townes At Northlake in Oviedo, FL has 1 home for sale. Over the 12 months ending 2026-11-13, 13 recorded sales closed at a median of $491,990, $243 per square foot, a median 74 days on market, sellers accepting 89% of original asking. Homes listed or recently sold were built 2025 - 2026 with 16 new construction; 16 of 16 report an HOA (median $260/mo); none of the 16 geocoded homes sit in a FEMA special flood hazard zone (median elevation 60 ft). At the median price and Seminole County's FY2025-26 rate of 15.18 mills, annual property tax runs about $7,470 ($6,870 with the full homestead exemption).
Last 30 days in Townes at Northlake: 3 under contract right now, 4 closed sales (median $492,245). As of November 12, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
Townes At Northlake is a small townhome community, and small inventory means a handful of listings can swing the numbers hard. Right now 7 of the 20 homes in the community are active on the market at once, which is a large share of total stock to have listed simultaneously and points to either a wave of owners exiting together or a pause in demand relative to what is available.
At 28 months of supply, this reads as a buyer-leaning market by a wide margin. Sellers here should expect longer marketing periods and should price and prepare with that reality in mind, while buyers get room to negotiate on price and terms rather than compete against multiple offers.
Figures in this note are as of July 21, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Townes at Northlake right now
🔴 Seller-leaning market. 0.8 months of supply and 75% of the inventory already under contract give sellers the pressure advantage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of November 13, 2026. Confidence: High (4 active and pending listings, 13 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 14, 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
Townes at Northlake market snapshot (as of November 13, 2026): the median sale price is about $492K ($243 per sq ft over the trailing 12 months of closed sales), a median 74 days on market for closed sales, and 0.8 months of supply, a seller-leaning market.
In ZIP 32765 (Oviedo), 279 homes closed in the last 12 months at a median of $505K ($243/sq ft), down 2.6% year over year, with a median 28 days on market. Right now 40 active and 12 pending listings put supply at about 1.7 months - a healthy market. See the live ZIP 32765 housing market and the Seminole County market.
Stellar MLS sales records identify 19 homes in Townes At Northlake that have changed hands since 2026, built between 2025 and 2026 (median 2026), with a median living area of about 2,025 sq ft and a typical 4-bedroom, 3.5-bath layout; 100% are townhomes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Flood zones in Townes at Northlake: of 11 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in Oviedo.
A compact townhome community in Oviedo where current inventory levels are unusually high relative to the number of homes that exist, giving buyers considerably more leverage than is typical in Seminole County right now.
The setting & the homes.
Aerial and on-site photos of Townes at Northlake. Swipe to explore the community.
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Townes at NorthlakePhotos from Stellar MLS listings in Townes at Northlake; content deemed reliable but not guaranteed.
Who Townes at Northlake is best for.
Best for
- Buyers seeking a townhome and willing to negotiate on price given current buyer-leaning conditions
- Investors evaluating a small community where a large share of units is currently for sale
- Buyers with flexible timelines who can wait through a slower, higher-supply market
Probably not for
- Buyers who want deep resale-comp data across many recent transactions before deciding
- Anyone expecting a competitive, multiple-offer environment
- Buyers who need certainty around homestead-exemption history matching their own occupancy plans
Homes For Sale Right Now in Townes at Northlake
Live MLS inventory for Townes at Northlake. 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 · 127 daysTop listingUnder Contract · 172 daysUnder Contract · 10 daysPending · 90 daysActive and pending Townes at Northlake listings as of 2026-11-12, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2026 through 2026. Tap any home to ask about it.
Townes at Northlake on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap contributors.
Life at Townes at Northlake
- Irrigation-Reclaimed Water · reported on 4 of 16 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Seminole County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Lawton Elementary · Elementary
- Jackson Heights Middle · Middle
- Oviedo High · High
Zoned schools reflect the assignments reported on recent Townes at Northlake listings and can change; always confirm with Seminole County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Townes at Northlake address.
Shop the zone: Homes zoned for Oviedo High High School
Recent Developments in Townes At Northlake
Development, infrastructure, retail, and school activity affecting Townes At Northlake, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Retail & Dining
Costco and about 300 apartments planned for Seminole Towne Center site in Sanford
Ardent Companies plans to redevelop the Seminole Towne Center mall property along I-4 with a Costco as anchor, possibly opening by the end of 2027. About 300 multifamily units are planned across the street, and some existing stores such as Dillard's and Dick's Sporting Goods could stay. Demolition details are still being finalized.
What it may mean for the marketA warehouse-club anchor plus new apartments would add retail access and rental inventory along the I-4 corridor in Sanford, with construction and retail jobs expected through 2027. The project is about 25 miles north of Townes At Northlake, elsewhere in Seminole County.
Source: ClickOrlando (WKMG) - October 2026Retail & Dining
Kura Revolving Sushi Bar plans Altamonte Springs restaurant
Plan-review records show Kura Sushi USA preparing a restaurant at 175 E. Altamonte Drive, Suite 1000. The concept pairs a revolving sushi conveyor with technology-supported ordering. No opening date has been announced.
What it may mean for the marketA new sit-down dining option would add to the restaurant mix along the Altamonte Drive corridor. The project is about 17 miles north of Townes At Northlake, elsewhere in Seminole County.
Source: What Now Orlando - September 2026Infrastructure
CFX holds public meetings on 14-mile toll road through part of Split Oak Forest
The Central Florida Expressway Authority held public meetings on Sept. 16 and 17 for a 14-mile road from State Road 417 near Boggy Creek Road in Orange County to Nova Road in Osceola County. CFX says portions could begin construction next year and that the road would ease traffic on Narcoossee Road. The agency faces a legal challenge from Orange County and is pursuing an eminent domain case.
What it may mean for the marketIf built, the road would add a new east-west route between Lake Nona and St. Cloud, changing commute options and access to east Orange and Osceola land. The site is about 5 miles southeast of Townes At Northlake.
Source: Spectrum News 13 - August 2026Development
Seminole County approves land use change and rezoning for 144,000 sq ft Sanford Commerce Center
The Board of County Commissioners adopted an ordinance changing the future land use and zoning for the roughly 17.23-acre Sanford Commerce Center along Orange Boulevard. The project plans 144,000 square feet of flex space. Conditions include operating hours of 7 a.m. to 7 p.m., enhanced buffering and dumpster and large-vehicle parking requirements.
What it may mean for the marketThe project would add flex industrial and small-business space in the Sanford area, with operating limits meant to manage nearby impacts. The project is about 26 miles north of Townes At Northlake, elsewhere in Seminole County.
Source: Citizen Portal - July 2026Retail & Dining
Seminole Towne Center set for 700 million dollar redevelopment with Costco
Ardent Companies is redeveloping the Seminole Towne Center in Sanford in a project valued around 700 million dollars, described as the largest commercial redevelopment in Seminole County history. Plans include the largest Costco in Central Florida at over 156,000 square feet, about 300 apartments, and new retail. Demolition was scheduled for July 2026 with the Costco expected to open in early 2027.
What it may mean for the marketConverts a long dormant mall site into a mixed use center anchored by a large format Costco, new retail, and about 300 apartments, reshaping a major Seminole County commercial node. The project is about 27 miles north of Townes At Northlake, elsewhere in Seminole County.
Source: WFTV - March 2026Development
Orlando approves the 380-acre Dowden Central Community Development District in Lake Nona
Orlando approved the Dowden Central Community Development District, a roughly 380-acre district in the Lake Nona area of southeast Orlando, in March 2026. The district provides the framework to build roads, drainage, utilities, and parks for future development phases.
What it may mean for the marketA new community development district lays the groundwork for large-scale growth in the Lake Nona area, a step that typically precedes new housing and commercial activity nearby. The site is about 3 miles south of Townes At Northlake.
Source: ClickOrlando
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.
The Townes at Northlake buying strategy.
If we were buying in Townes at Northlake 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Townes at Northlake.
A Small Community Carrying a Large Inventory Load
With only 20 homes total, Townes At Northlake does not generate the volume of sales data that larger subdivisions do, so any single closing or new listing moves the picture noticeably. The fact that 7 homes are active at once, more than a third of the community, is the headline number here and it is the reason this community sits deep in buyer-leaning territory at 28 months of supply.
None of the 20 homes in the community currently carry a homestead exemption. That is a property-tax status fact worth knowing going in, since it can affect how a purchase is financed or how a resale is positioned, and it is consistent with a community where a meaningful share of units may be held or sold as non-owner-occupied property rather than long-term primary residences.
The location and the amenities are priced into every listing in Townes at Northlake. 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 Townes at Northlake 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 (3.9). Basis: Liquidity & Demand 0.8 months of supply; Owner Commitment 0% owner-occupied; Pricing Power 88.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a small, thinly-traded community like this one, pricing and negotiating well depends on knowing exactly which of the 7 active listings are comparable, what condition and finish differences justify, and how much leverage the current 28-month supply actually gives a buyer at the table - details a broad market search will not surface on its own.
Townes at Northlake in 15 seconds.
Tools for a Townes at Northlake 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 Townes at Northlake sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Townes at Northlake, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Townes at Northlake home worth?
Get a no-obligation home value based on real comparable sales in Townes at Northlake, 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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Recently off market in Townes At Northlake
Homes in Townes At Northlake that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 10 on record.
- 194 Pasquala · off market
- 202 Pasquala · off market
- 210 Paquala · off market
- 210 Pasquala · off market
- 213 Pasquala Way · off market
- 218 Pasquala #7 · off market
- 221 Pasquala · off market
- 221 Pasquala #18 · off market
| Location | Oviedo, Seminole County, FL · ZIP 32765 |
|---|---|
| Home types (current listings and sales) | townhouses 100% |
| Amenities listed by sellers | Community Mailbox, Irrigation-Reclaimed Water |
| Sale prices, last 12 months | $491,990 median across 13 closed sales · $243 per sq ft |
| Days on market (closed sales) | 74 median |
| For sale right now | 1 active, 3 pending · median asking $484,990 · 0.8 months of supply |
| Owner-occupied (homestead) share | 0% |
Data as of November 13, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2026 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Townes at Northlake key facts,” movewithmomentum.com/neighborhoods/townes-at-northlake-oviedo, data as of November 13, 2026.
Housing distress & ownership in Townes At Northlake, Oviedo
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period November 2026 through November 2026. Deemed reliable but not guaranteed.
Every Home for Sale in Townes At Northlake Right Now (4)
All 4 active and pending Townes At Northlake listings with a detail page, newest first, refreshed twice a day from the MLS.
- 242 Pasquala Way · $492,990 · 4 bd / 3.5 ba · pending · listed Oct 15, 2026 · listed by K Hovnanian Florida Realty
- 234 Pasquala Way · $484,990 · 4 bd / 3.5 ba · listed Aug 15, 2026 · listed by K Hovnanian Florida Realty
- 222 Pasquala · $495,990 · 4 bd / 3.5 ba · pending · listed Aug 15, 2026 · listed by K Hovnanian Florida Realty
- 238 Pasquala · $484,990 · 4 bd / 3.5 ba · pending · listed Aug 15, 2026 · listed by K Hovnanian Florida Realty
Recently sold in Townes At Northlake Oviedo
- 230 Pasquala Way · sold $491,990
- 213 Pasquala Way · sold $510,000
- 221 Pasquala · sold $484,990
- 194 Pasquala · sold $492,500
- 210 Pasquala · sold $489,990
- 202 Pasquala · sold $459,990
- 241 Pasquala Way · sold $494,990
- 218 Pasquala #7 · sold $499,900
Closed sales from the MLS; each page shows the sold price, taxes and value history.
More Oviedo home searches
- All homes for sale in Oviedo, FL
- Homes for sale in Seminole County, FL
- Oviedo pool homes for sale
- Gated communities in Oviedo
- Homes under $300K in Oviedo
- Oviedo home values: what is my house worth?
- ZIP 32765 housing scorecard
Oviedo guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Seminole County)
- Homestead exemption (Seminole County)
- Home insurance cost
- New construction
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
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What it really costs to own in Townes at Northlake
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $260/month across 19 MLS listings (most billed monthly; 2026-11-14). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Seminole County is $1,572/yr (1,203 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 11 listing addresses checked against the FEMA flood map, 100% sit outside the high-risk zone. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 2026 across 14 listings. Newer roofs and current wind-mitigation features usually mean the lower end of insurance quotes. |
Email me new listings in Townes at Northlake
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Townes at Northlake
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Townes at Northlake will answer, and the answer is published on this page for the next buyer.
29% of homes for sale in ZIP 32765 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 (2026-11-14).
Frequently Asked Questions
What is the median home price in Townes at Northlake?
How long do homes in Townes at Northlake take to sell?
Is Townes at Northlake a buyer's or seller's market right now?
What share of Townes at Northlake is owner-occupied?
Who is the best real estate agent for Townes at Northlake?
How do I find a top Oviedo real estate agent who knows Townes at Northlake?
Can Momentum Realty connect me with an agent for Townes at Northlake?
Where is Townes at Northlake, and what county is it in?
Is Townes at Northlake in a flood zone?
Is Townes at Northlake a good place to live?
Should you buy in Townes at Northlake?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: November 12, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending November 13, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32765)) |
| Under-contract shares | Stellar MLS records, as of 2026-11-13 |
| Historical depth | Closed-sale records back to 2026 (13 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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See how Townes At Northlake fits the bigger picture — live prices, inventory, and Momentum Scores: