Ventura Reserve
Homes for Sale in Orlando, FL
All 4,060 homes for sale in ORLANDO, FL · median $384,945 · 146 homes for sale in 32822 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-08-02, 6 recorded sales closed at a median of $402,500, $233 per square foot, a median 26 days on market, sellers accepting 96% of original asking (-2% versus the prior year). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $6,710 ($6,040 with the full homestead exemption).
Ventura Reserve is a compact, built-out pocket of 105 homes in Orlando, all dating to a tight 1993–1996 window. When a subdivision goes up in a three-year span, the floor plans and lot patterns are consistent, which means price here is driven less by "which model" and more by condition and updates. A home that has had its kitchen, systems, and roof brought current will separate itself from one that still reads original to its build years.
With a median living area around 1,723 square feet and homes now three decades old, expect a wide spread between move-in-ready and deferred-maintenance listings even though the bones are similar. For sellers, that spread is the opportunity: presentation and documented updates do real work here. For buyers, the read is to underwrite the house, not the label — inspect systems closely and price the delta between updated and dated.
Ventura Reserve right now
🟡 Off the recent peak. The trailing-12-month median ($402K) is down 1.8% from the prior 12 months ($410K). 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: Medium (6 and 9 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 VENTURA RESERVE PH 01 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
Ventura Reserve market snapshot (as of August 2, 2026): the median sale price is about $402K ($233 per sq ft over the trailing 12 months of closed sales), and a median 27 days on market for closed sales. The trailing-12-month median is down 2% from the prior 12 months, computed from record-level Stellar MLS closed sales (6 closings in the current window).
In ZIP 32822 (ORLANDO), 577 homes closed in the last 12 months at a median of $330K ($237/sq ft), down 3.6% year over year, with a median 40 days on market. Right now 79 active and 19 pending listings put supply at about 3.9 months — a balanced market. See the live ZIP 32822 housing market and the Orange County market.
Ventura Reserve is a community of 152 homes in Orlando, Orange County, built between 1993 and 1996 (median 1994.0), with a median living area of about 1,799 square feet. 59% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a small, fully established community of mid-1990s homes on a modest footprint, where the story is maturity and consistency rather than new construction or expansion.
Who Ventura Reserve is best for.
Best for
- Buyers targeting a mid-1990s home who will budget for updates and system replacements
- Owner-occupant buyers seeking a stable, built-out neighborhood over ongoing new construction
- Value-focused buyers willing to take on a dated home and capture the condition delta
Probably not for
- Buyers who require new-construction finishes and warranties
- Buyers needing significantly more than roughly 1,723 square feet of living space
- Investors chasing high turnover, given the limited resale supply here
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 ($402K) IS the median in the snapshot above, and the move from 2025 ($410K) IS the -1.8% one-year change.
Windows contain 0 to 9 sales each (6 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.
25% of homes for sale in ZIP 32822 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 Ventura Reserve buying strategy.
If we were buying in Ventura Reserve 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 Ventura Reserve.
A built-out 1990s enclave
The 105-home count and the 1993–1996 build range tell you this is a finished neighborhood — no phasing left to absorb, no new inventory competing with resales. Homes cluster around 1,723 square feet of living space, so you are shopping a fairly narrow size band. That consistency helps when you are comparing listings, because the meaningful variables are condition, updates, and lot position rather than radically different product.
Roughly 55% of homes here carry a homestead exemption, which points to a base of longer-hold, owner-occupied ownership rather than a churn of short-term holdings. For a buyer, that tends to mean well-kept surroundings; for a seller, it means turnover is limited and each listing is measured against a small, comparable set.
The location and the amenities are priced into every listing in Ventura Reserve. 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 Ventura Reserve 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 (6.3). Basis: Recent Direction -1.8% year-over-year; Owner Commitment 59% owner-occupied; Pricing Power 96.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a small, built-out community, the comps are few and the condition gap between homes is the whole game. We price and position from what the house actually is — updated versus original — instead of leaning on a broad subdivision average, and we help buyers underwrite thirty-year-old systems before they commit.
Ventura Reserve 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 Ventura Reserve 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 Ventura Reserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Ventura Reserve, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Ventura Reserve home worth?
Get a no-obligation home value based on real comparable sales in Ventura Reserve, 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 Ventura Reserve on the map →
Frequently Asked Questions
What is the median home price in Ventura Reserve?
How long do homes in Ventura Reserve take to sell?
How many homes are in Ventura Reserve?
What share of Ventura Reserve is owner-occupied?
When were the homes in Ventura Reserve built?
Do cash buyers compete in Ventura Reserve?
Who is the best real estate agent for Ventura Reserve?
How do I find a top Orlando real estate agent who knows Ventura Reserve?
Can Momentum Realty connect me with an agent for Ventura Reserve?
Should you buy in Ventura Reserve?
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 (5 streets, ZIP 32822)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2004 (69 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 Orlando & Orlando & Orange County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Orlando & Orange County or the full Neighborhood Finder.
See how VENTURA RESERVE PH 01 fits the bigger picture — live prices, inventory, and Momentum Scores:
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