UMATILLA COTTAGES AT WATERS EDGE
Homes for Sale in UMATILLA, FL
True comps, carrying-cost math, and listings before the portals.
With a single active listing, this is not a market you can read from trend lines - it is a market you read one listing at a time. Whatever that one home is asking, and in what condition, is effectively setting the tone for the whole community right now.
The 6.0 months of supply puts this in balanced territory on paper, but with only one unit on the market that figure is more a function of how few homes trade here than a signal of buyer or seller leverage. Anyone serious about this community should expect to move on a home when it appears rather than wait for a selection to shop from.
UMATILLA COTTAGES AT WATERS EDGE right now
🟡 Balanced market. 6.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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 August 2, 2026. Confidence: Low (1 active and pending listings, 0 closed sales in 12 months).
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Updated August 2, 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
Umatilla Cottages At Waters Edge is a small, tightly held community in Umatilla where listings surface infrequently - buyers here are typically watching for the next home to come up rather than choosing among several.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of UMATILLA COTTAGES AT WATERS EDGE. Swipe to explore the community.
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UMATILLA COTTAGES AT WATERS EDGEWho UMATILLA COTTAGES AT WATERS EDGE is best for.
Best for
- A buyer specifically seeking a home with handicap-modified features in the Umatilla area.
- A buyer comfortable navigating an HOA buyer-approval process before closing.
- A buyer with a flexible timeline who can act quickly when the next listing surfaces.
Probably not for
- A buyer who wants to compare several active listings before deciding.
- A buyer on a tight closing deadline who cannot accommodate an HOA approval step.
- A buyer relying on recent comparable sales data to shape an offer strategy.
The market around UMATILLA COTTAGES AT WATERS EDGE
UMATILLA COTTAGES AT WATERS EDGE is a small community — 9 recorded sales on file, most recently in 2025 — too few for its own price trend. Here is the market around it.
In ZIP 32784, 95 homes are on the market and 21% are under contract — a steady corner of UMATILLA.
Across Lake County, 3,224 homes are active and 1,105 pending (26% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not UMATILLA COTTAGES AT WATERS EDGE specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in UMATILLA COTTAGES AT WATERS EDGE, UMATILLA
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 August 2026 through August 2026. Deemed reliable but not guaranteed.
Life at UMATILLA COTTAGES AT WATERS EDGE
- Handicap Modified · reported on 1 of 2 listings
- Buyer Approval Required · reported on 1 of 2 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.
The UMATILLA COTTAGES AT WATERS EDGE buying strategy.
If we were buying in UMATILLA COTTAGES AT WATERS EDGE 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 UMATILLA COTTAGES AT WATERS EDGE.
A thin, HOA-governed market
Two things stand out in the community's MLS record: a Handicap Modified designation on at least one reported home, and a Buyer Approval Required condition tied to the HOA. Together they point to a community with a defined approval process and some accessibility-modified housing stock - both worth confirming directly with the HOA before writing an offer, since MLS notes on amenities and access can lag what is actually current.
With active inventory at a single listing, pricing conversations here are case-by-case. There is no meaningful spread of comparable homes to triangulate value from, so condition, lot specifics, and any modifications on that one home carry more weight than they would in a community with a deeper bench of listings.
The location and the amenities are priced into every listing in UMATILLA COTTAGES AT WATERS EDGE. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this thin, the work is less about comparing listings and more about verifying what is actually true of the one home available - HOA approval terms, any modifications noted, and how those play against what a buyer actually needs. We do that legwork before you're emotionally attached to a listing, not after.
UMATILLA COTTAGES AT WATERS EDGE 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 UMATILLA COTTAGES AT WATERS EDGE 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 UMATILLA COTTAGES AT WATERS EDGE sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in UMATILLA COTTAGES AT WATERS EDGE, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your UMATILLA COTTAGES AT WATERS EDGE home worth?
Get a no-obligation home value based on real comparable sales in UMATILLA COTTAGES AT WATERS EDGE, 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 UMATILLA COTTAGES AT WATERS EDGE on the map →
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Lake County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Lake County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
UMATILLA COTTAGES AT WATERS EDGE Market Scorecard
UMATILLA COTTAGES AT WATERS EDGE is currently a buyer's market. About 6.0 months of supply, a median asking price of $292,500, and homes go under contract in about 139 days.
Typical home value in the 32784 ZIP is $294,131, about 15.4% 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.
Frequently Asked Questions
Is UMATILLA COTTAGES AT WATERS EDGE a buyer's or seller's market right now?
Do cash buyers compete in UMATILLA COTTAGES AT WATERS EDGE?
Who is the best real estate agent for UMATILLA COTTAGES AT WATERS EDGE?
How do I find a top UMATILLA real estate agent who knows UMATILLA COTTAGES AT WATERS EDGE?
Can Momentum Realty connect me with an agent for UMATILLA COTTAGES AT WATERS EDGE?
Should you buy in UMATILLA COTTAGES AT WATERS EDGE?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near UMATILLA COTTAGES AT WATERS EDGE with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2019 (6 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 Umatilla & Lake County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Lake County or the full Neighborhood Finder.