Ventura Reserve Ph 03
Homes for Sale in Orlando, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Ventura Reserve Ph 03 is a small, finished pocket of 55 homes built across a tight window in the mid-1990s, with a median year built of 1996. At that age, price here is driven less by floor plan and more by condition: what has been updated, what has been deferred, and how the systems have held up over three decades. Two homes look identical on paper and trade very differently once you walk them.
With just 55 homes and only a couple of closings in the reporting window, this is a thin, low-turnover market. Sellers benefit from scarcity but should not read a single neighboring sale as gospel. Buyers should expect to move deliberately when the right updated home surfaces, and to underwrite older-home costs honestly rather than chase a headline number.
Ventura Reserve Ph 03 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 July 15. Confidence: Medium (6 and 9 sales in the two windows).
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Updated July 15, 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
Ventura Reserve Ph 03 market snapshot (as of July 15, 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).
Ventura Reserve Ph 03 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).
A compact community of 55 mid-1990s homes with a median living area near 1,875 square feet, where a healthy majority carry a homestead exemption — a sign this is largely an owner-occupied enclave rather than a rental churn.
Who Ventura Reserve Ph 03 is best for.
Best for
- Buyers seeking a settled, owner-occupied community and planning to stay a while
- Buyers with a renovation budget who want to buy on condition and improve to taste
- Buyers who value a mid-1990s home around 1,875 square feet over new-build square footage
Probably not for
- Buyers who need new construction or contemporary systems out of the box
- Buyers who want a wide selection of listings on demand rather than an occasional opening
- Buyers unwilling to underwrite roof, HVAC, and other aging-system costs on a 1990s home
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 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 10 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 %s through %s. Deemed reliable but not guaranteed.
The Ventura Reserve Ph 03 buying strategy.
If we were buying in Ventura Reserve Ph 03 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 Ph 03.
A condition-driven resale market
Homes here were built between 1993 and 1996, so the story is renovation, not new construction. Roofs, HVAC, water heaters, and kitchens are all in the window where they may have been replaced once — or not at all. The gap between a maintained, updated home and a tired one is where nearly all the price spread lives, which is why the single median figure tells you less than a careful walk-through will.
The homestead share of roughly 62 percent points to stable, owner-occupied ownership and a group of sellers who tend to hold. That supports orderly turnover but also means inventory is limited and episodic. When a well-kept home in the community's roughly 1,875-square-foot median size comes up, it does not sit around waiting for indecision.
The location and the amenities are priced into every listing in Ventura Reserve Ph 03. 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 Ph 03 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 55-home, low-turnover community, the comps are few and the condition variance is large, so pricing takes judgment rather than a formula. We walk the home, weigh what has actually been updated against what still looms, and set expectations against a thin sale history — so sellers do not overreach and buyers do not overpay for deferred maintenance.
Ventura Reserve Ph 03 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 Ventura Reserve Ph 03 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 Ph 03 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 Ph 03, 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 Ph 03 home worth?
Get a no-obligation home value based on real comparable sales in Ventura Reserve Ph 03, 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 Ventura Reserve Ph 03?
How long do homes in Ventura Reserve Ph 03 take to sell?
How many homes are in Ventura Reserve Ph 03?
What share of Ventura Reserve Ph 03 is owner-occupied?
When were the homes in Ventura Reserve Ph 03 built?
Do cash buyers compete in Ventura Reserve Ph 03?
Who is the best real estate agent for Ventura Reserve Ph 03?
How do I find a top Orlando real estate agent who knows Ventura Reserve Ph 03?
Can Momentum Realty connect me with an agent for Ventura Reserve Ph 03?
Should you buy in Ventura Reserve Ph 03?
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 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 32822)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| 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.
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