Tuscany At Lake Mary Ph 1
Homes for Sale in Lake Mary, FL
True comps, carrying-cost math, and listings before the portals.
Tuscany At Lake Mary Ph 1 is a compact, built-out enclave of 118 homes raised between 2000 and 2004, with a median build year of 2002. At a median of $634,000 and roughly $230 per square foot against a median of about 2,732 living square feet, the price here is driven by square footage and, increasingly, by condition — these homes are two decades old, so the gap between an updated interior and an original one is where the real spread lives. The single figure I can stand behind is the median; treat everything above and below it as a function of renovation state rather than a fixed price band.
The current posture is fast. A median of just 4 days on market across the recent closing window says well-priced homes are clearing almost immediately. For sellers, that means pricing to the median with confidence and being ready to move on offers quickly. For buyers, it means pre-approval and decisiveness are not optional — you will not have days to think here. The very small recent closing count also means one or two atypical sales can distort the picture, so lean on the home in front of you, not the average.
The 60-Second Overview
Tuscany At Lake Mary Ph 1 market snapshot (as of July 13, 2026): the median sale price is about $634K ($230 per sq ft over the trailing 12 months of closed sales), and a median 4 days on market for closed sales.
Tuscany At Lake Mary Ph 1 is a community of 118 homes in Lake Mary, Seminole County, built between 2000 and 2004 (median 2002), with a median living area of about 2,732 square feet. 88% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a mature, fully established neighborhood in Lake Mary where nearly nine in ten homes carry a homestead exemption — a strong signal of long-term ownership rather than churn or rentals. Inventory turns rarely and quickly.
Who Tuscany At Lake Mary Ph 1 is best for.
Best for
- Buyers comfortable in the mid-$600s who want a larger, roughly 2,700-square-foot home in a built-out neighborhood
- Owner-occupants planning to stay long term who value a settled, low-churn setting
- Decisive, pre-approved buyers prepared to act within days of a listing hitting
Probably not for
- Buyers who need a slow, multi-week decision process in a 4-day market
- Bargain hunters expecting steep discounts off the median in a fast-clearing pocket
- Buyers unwilling to budget for the age of two-decade-old roofs, HVAC, and systems
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 ($634K) IS the median in the snapshot above.
Windows contain 0 to 7 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 Tuscany At Lake Mary Ph 1 buying strategy.
If we were buying in Tuscany At Lake Mary Ph 1 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 Tuscany At Lake Mary Ph 1.
A built-out pocket that trades on condition
With all 118 homes delivered in a tight 2000–2004 window, floor plans and lot patterns are consistent, and the neighborhood's character is long settled. The homestead share near 88% tells you most of these are owner-occupied primary residences, which typically means fewer distressed or rushed sales and a housing stock that has been lived in and maintained rather than flipped.
Because the homes share an age and a general size around 2,732 square feet, the pricing lever that matters most is what has been done inside. A home with an updated kitchen, baths, roof, and systems will command the top of the range; an original-condition home will sit below the median even at similar square footage. Budget for the age of the housing stock — twenty-plus-year-old roofs, HVAC, and water heaters are the variables that separate one $600s sale from another.
The location and the amenities are priced into every listing in Tuscany At Lake Mary Ph 1. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market clearing at a 4-day median with only a handful of recent closings, the margin for error is small and the comps are thin. We help sellers price to the median with a clear read on how condition moves their number, and we help buyers move fast without overpaying for an original-condition home dressed up as an updated one. Local, current, and honest about when this is not your fit.
Tuscany At Lake Mary Ph 1 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 Tuscany At Lake Mary Ph 1 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 Tuscany At Lake Mary Ph 1 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tuscany At Lake Mary Ph 1, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tuscany At Lake Mary Ph 1 home worth?
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Frequently Asked Questions
What is the median home price in Tuscany At Lake Mary Ph 1?
How long do homes in Tuscany At Lake Mary Ph 1 take to sell?
How many homes are in Tuscany At Lake Mary Ph 1?
What share of Tuscany At Lake Mary Ph 1 is owner-occupied?
When were the homes in Tuscany At Lake Mary Ph 1 built?
Do cash buyers compete in Tuscany At Lake Mary Ph 1?
Who is the best real estate agent for Tuscany At Lake Mary Ph 1?
How do I find a top Lake Mary real estate agent who knows Tuscany At Lake Mary Ph 1?
Can Momentum Realty connect me with an agent for Tuscany At Lake Mary Ph 1?
Should you buy in Tuscany At Lake Mary Ph 1?
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 32746)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2004 (48 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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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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