Tuscany at Lake Mary
Homes for Sale in Lake Mary, FL
All 208 homes for sale in LAKE MARY, FL · median $439,900 · 131 homes for sale in 32746 · Seminole County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-08-02, 7 recorded sales closed at a median of $634,000, $232 per square foot, a median 5 days on market, sellers accepting 98% of original asking (+2% versus the prior year). At the median price and Seminole County's FY2025-26 rate of 15.18 mills, annual property tax runs about $9,620 ($9,030 with the full homestead exemption).
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.
Tuscany at Lake Mary right now
🟡 Still climbing. The trailing-12-month median ($634K) is up 2.3% from the prior 12 months ($620K). With about 4 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: Low (7 and 5 sales in the two windows).
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· Updated September 15, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside TUSCANY AT LAKE MARY PH 1 right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Tuscany at Lake Mary market snapshot (as of August 2, 2026): the median sale price is about $634K ($232 per sq ft over the trailing 12 months of closed sales), and a median 5 days on market for closed sales. The trailing-12-month median is up 2% from the prior 12 months, computed from record-level Stellar MLS closed sales (7 closings in the current window).
In ZIP 32746 (LAKE MARY), 650 homes closed in the last 12 months at a median of $422K ($231/sq ft), up 0.8% year over year, with a median 34 days on market. Right now 75 active and 36 pending listings put supply at about 2.6 months — a healthy market. See the live ZIP 32746 housing market and the Seminole County market.
Tuscany at Lake Mary is a community of 131 homes in Lake Mary, Seminole County, built between 2000 and 2004 (median 2002.0), 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 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 August 2 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, and the move from 2025 ($620K) IS the +2.3% one-year change.
Windows contain 0 to 9 sales each (7 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 Tuscany at Lake Mary buying strategy.
If we were buying in Tuscany at Lake Mary 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.
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. 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 Tuscany at Lake Mary 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 (8.0). Basis: Recent Direction +2.3% year-over-year; Owner Commitment 88% owner-occupied; Pricing Power 97.9% sale-to-list. Refreshed with each data update.
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 in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 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 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, 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 home worth?
Get a no-obligation home value based on real comparable sales in Tuscany at Lake Mary, 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 Tuscany at Lake Mary?
How long do homes in Tuscany at Lake Mary take to sell?
How many homes are in Tuscany at Lake Mary?
What share of Tuscany at Lake Mary is owner-occupied?
When were the homes in Tuscany at Lake Mary built?
Do cash buyers compete in Tuscany at Lake Mary?
Who is the best real estate agent for Tuscany at Lake Mary?
How do I find a top Lake Mary real estate agent who knows Tuscany at Lake Mary?
Can Momentum Realty connect me with an agent for Tuscany at Lake Mary?
Should you buy in Tuscany at Lake Mary?
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 assessment roll (street-list match (4 streets, ZIP 32746)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2004 (82 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.
Own a home here?
You just read the data. Now see what your home is worth.
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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More Lake Mary & Seminole County & North Orlando guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Seminole County & North Orlando or the full Neighborhood Finder.
See how TUSCANY AT Lake Mary PH 1 fits the bigger picture — live prices, inventory, and Momentum Scores:
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