Villages Rio Pinar
Homes for Sale in Orlando, FL
All 4,337 homes for sale in Orlando, FL · median $380,000 · 138 homes for sale in 32825 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Stellar MLS
As of October 2026, Villages Rio Pinar Ph 01 43/97 in Orlando, FL has 4 homes for sale and 1 pending, asking from $585,350 to $725,000 (median $699,500). Over the 12 months ending 2026-09-20, 8 recorded sales closed at a median of $657,500, $212 per square foot, a median 7 days on market, sellers accepting 97% of original asking (+3% versus the prior year). Homes listed or recently sold were built 2001–2003; 15 of 15 report an HOA (median $139/mo); none of the 15 geocoded homes sit in a FEMA special flood hazard zone (median elevation 84 ft). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $10,960 ($10,290 with the full homestead exemption).
Last 30 days in Villages Rio Pinar: 3 new listings (median asking $724,000), 1 under contract right now. As of October 17, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
Homes For Sale Right Now in Villages Rio Pinar
Live MLS inventory for Villages Rio Pinar. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 13 days
Active · 1 days
Active · 85 days
Pending · 68 daysActive and pending Villages Rio Pinar listings as of 2026-10-17, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2026. Tap any home to ask about it.
Villages Rio Pinar is a tight, built-out pocket in east Orlando — 332 homes that all went up between 2000 and 2003, with a median around 2,800 square feet. Because the vintage and size band are so consistent, price here is driven less by the calendar and more by condition and finish level. The median sits at $645,000, or roughly $216 a foot, and where a given home lands against that number comes down to updates, not square footage games.
The current posture is firmly a seller's market on speed: median days on market is 7, and the heat score of 72 backs that up. That said, year-over-year price movement is flat — 0.0% — so this is a fast market, not a rising one. Sellers should price to the median and expect quick, serious interest rather than a bidding-driven runup. Buyers need to be pre-approved and decisive; homes that are priced right do not sit here.
Figures in this note are as of July 13, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Villages Rio Pinar right now
🔴 Seller-leaning market. 1.1 months of supply and 50% of the inventory already under contract give sellers the pressure advantage.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 September 20, 2026. Confidence: Medium (2 active and pending listings, 8 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($658K) is up 2.7% from the prior 12 months ($640K). With about 5 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 September 20. Confidence: Medium (8 and 11 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 18, 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
Villages Rio Pinar market snapshot (as of September 20, 2026): the median sale price is about $658K ($212 per sq ft over the trailing 12 months of closed sales), a median 7 days on market for closed sales, and 1.1 months of supply, a seller-leaning market. The trailing-12-month median is up 3% from the prior 12 months, computed from record-level Stellar MLS closed sales (8 closings in the current window).
In ZIP 32825 (Orlando), 502 homes closed in the last 12 months at a median of $398K ($226/sq ft), down 2.2% year over year, with a median 30 days on market. Right now 71 active and 23 pending listings put supply at about 3.2 months — a healthy market. See the live ZIP 32825 housing market and the Orange County market.
County records show 12 qualified sales in Villages Rio Pinar across 2024–2025 (3 in 2024, 9 in 2025), median $640,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Villages Rio Pinar is a community of 169 homes in Orlando, Orange County, built between 2000 and 2003 (median 2002.0), with a median living area of about 2,801 square feet. 89% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a mature, uniform community — one construction era, similar home sizes, and a homestead share near 87%, which points to an owner-occupied, low-churn character rather than an investor-heavy block.
The setting & the homes.
Aerial and on-site photos of Villages Rio Pinar. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Villages Rio PinarVillages Rio PinarVillages Rio PinarVillages Rio Pinar
Villages Rio Pinar
Villages Rio Pinar
Villages Rio Pinar
Villages Rio PinarPhotos from Stellar MLS listings in Villages Rio Pinar; content deemed reliable but not guaranteed.
Who Villages Rio Pinar is best for.
Best for
- Buyers with financing in place who need roughly 2,800 square feet and can commit within days of a listing hitting the market
- Owner-occupants seeking a stable, built-out community with low turnover
- Buyers willing to pay near or above the median for a home that's already updated
Probably not for
- Bargain hunters expecting to buy well under the $645,000 median
- Buyers counting on quick appreciation, given flat year-over-year pricing
- Slow-moving buyers who can't compete for homes that clear in about a week
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($658K) IS the median in the snapshot above, and the move from 2025 ($640K) IS the +2.7% one-year change.
Windows contain 0 to 16 sales each (8 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 2014 through 2026. Deemed reliable but not guaranteed.
Villages Rio Pinar Ph 01 43 97 Market Scorecard
Villages Rio Pinar Ph 01 43 97 is currently a balanced market. About 4.8 months of supply, a median asking price of $699,500, and homes go under contract in about 7 days.
Typical home value in the 32825 ZIP is $386,249, about 2.4% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Villages Rio Pinar on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap contributors.
Schools
- Orange County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Deerwood Elem (Orange Cty) · Elementary
- Liberty Middle · Middle
- Colonial High · High
Zoned schools reflect the assignments reported on recent Villages Rio Pinar listings and can change; always confirm with Orange County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Villages Rio Pinar address.
Shop the zone: Homes zoned for Colonial High High School
The Villages Rio Pinar buying strategy.
If we were buying in Villages Rio Pinar 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.
Come strong and clean. Homes here move, so lead with your best terms and financing ready rather than a low anchor.
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 Villages Rio Pinar.
A uniform subdivision where condition is the variable
With all 332 homes built inside a four-year window and a median living area just over 2,800 square feet, Villages Rio Pinar offers little variation in bones. What separates one listing from the next is the work done since 2002: roofs, HVAC, kitchens, and baths. That makes it a place where a careful buyer can read value quickly, and where an updated home can justify sitting above the $645,000 median while a dated one trades below it.
The homestead share near 87% signals a stable, primarily owner-occupied setting with limited turnover — which is part of why inventory moves in about a week when it comes up. Location-wise, the community sits in east Orlando, Orange County, with the usual metro access that comes with that part of town.
The location and the amenities are priced into every listing in Villages Rio Pinar. 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 Villages Rio Pinar 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 4 factors (8.1). Basis: Recent Direction +2.7% year-over-year; Liquidity & Demand 1.1 months of supply; Owner Commitment 89% owner-occupied; Pricing Power 96.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a market this uniform and this fast, the money is made in the details — reading condition against the median, pricing to move at the $645,000 mark, and being ready to act inside a 7-day window. We know how these homes are put together and what buyers here will and won't pay up for, so we can tell you when a listing is fairly priced and when it isn't.
Villages Rio Pinar in 15 seconds.
What it really costs to own in Villages Rio Pinar
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $139/month across 14 MLS listings (most billed quarterly; 2026-10-18). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Orange County is $1,409/yr (4,204 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2002 across 14 listings. An original roof here would be about 24 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Villages Rio Pinar
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Villages Rio Pinar
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Villages Rio Pinar will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $139/month (about $1,671/yr) · median of 14 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $139 per month ($1,671 a year) — the median AssociationFee across 14 MLS records, normalised to a monthly figure; most are billed quarterly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Villages Rio Pinar 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 Villages Rio Pinar sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Villages Rio Pinar, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Villages Rio Pinar home worth?
Get a no-obligation home value based on real comparable sales in Villages Rio Pinar, 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 all homes for sale in Orlando →
Recently off market in Villages Rio Pinar Ph 01 43/97
Homes in Villages Rio Pinar Ph 01 43/97 that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 2518 Treymore Drive · off market
| Location | Orlando, Orange County, FL · ZIP 32825 |
|---|---|
| Homes in the community | 169 (FL DOR 2025 assessment roll) |
| Years built | 2000–2003 (median 2002.0) |
| Typical living area | 2,801 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Playground, Clubhouse, Pool, Tennis Court(s), Gated Community - No Guard, Deed Restrictions |
| Sale prices, last 12 months | $657,500 median across 8 closed sales · $212 per sq ft · +2.7% vs the prior 12 months |
| Days on market (closed sales) | 7 median |
| For sale right now | 1 active, 1 pending · median asking $600,000 · 1.1 months of supply |
| Owner-occupied (homestead) share | 89% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Villages Rio Pinar key facts,” movewithmomentum.com/neighborhoods/villages-rio-pinar-ph-01-43-97, data as of September 20, 2026.
Housing distress & ownership in Villages Rio Pinar Ph 01 43/97, Orlando
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 October 2026 through October 2026. Deemed reliable but not guaranteed.
Just listed in Villages Rio Pinar
The newest homes for sale in Villages Rio Pinar right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 2409 Treymore Drive $675,000 · 5 bd · 3 ba · 3,182 sq ft · 1 day on market Courtesy of ASSIST-2-SELL
- 2631 Treymore Drive $725,000 · 5 bd · 3 ba · 3,454 sq ft · 1 day on market Courtesy of WEMERT GROUP REALTY LLC
- 9108 Shadowbrook Trail $724,000 · 5 bd · 3 ba · 3,738 sq ft · 13 days on market Courtesy of ODRY VARGAS REALTY GROUP
- 9101 Woodbridge Oak Terrace $585,350 · 4 bd · 3 ba · 2,434 sq ft · 85 days on market Courtesy of CENTURY 21 CARIOTI
Checked against the MLS Oct 18, 2026. All new listings in this market.
Recently sold in Villages Rio Pinar Ph 01 43 97
- 9211 Shadow Pinar Court · sold $697,000
- 2518 Treymore Drive · sold $695,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
More Orlando home searches
- All homes for sale in Orlando, FL
- Homes for sale in Orange County, FL
- Orlando pool homes for sale
- Orlando waterfront homes for sale
- Gated communities in Orlando
- Orlando golf course homes
- Homes under $300K in Orlando
- Homes from $300K to $500K in Orlando
- 4-bedroom homes for sale in Orlando
- Orlando home values: what is my house worth?
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Treymore Drive (46 homes on record)
- Winding Oaks Drive (22 homes on record)
- Greenwillow Drive (22 homes on record)
- Greenwillow Drive (2 homes on record)
- Greenwillow Drive (1 homes on record)
Recent Developments in Villages Rio Pinar Ph 01 43 97
Development, infrastructure, retail, and school activity affecting Villages Rio Pinar Ph 01 43 97, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Development
Orange County commissioners approve Tuscana land use plan in Shingle Creek Basin on 4-3 vote
Commissioners voted 4-3 to approve the Tuscana land use application from Shingle Creek Co-Owners LLC and Geyer Development, reversing a unanimous rejection in May 2025. The plan includes more than 1,000 hotel rooms, about 4,000 apartments and commercial buildings, with conditions for a raised road, flood mitigation and wetland protection. The developer projects thousands of jobs at full build-out.
What it may mean for the marketThe approval could add substantial rental housing, hotel capacity and commercial space in the Shingle Creek area, while flood-mitigation conditions will shape how and when it is built. The site is about 7 miles southwest of Villages Rio Pinar Ph 01 43 97.
Source: Spectrum News 13 - September 2026Infrastructure
CFX holds public meetings on 14-mile toll road through part of Split Oak Forest
The Central Florida Expressway Authority held public meetings on Sept. 16 and 17 for a 14-mile road from State Road 417 near Boggy Creek Road in Orange County to Nova Road in Osceola County. CFX says portions could begin construction next year and that the road would ease traffic on Narcoossee Road. The agency faces a legal challenge from Orange County and is pursuing an eminent domain case.
What it may mean for the marketIf built, the road would add a new east-west route between Lake Nona and St. Cloud, changing commute options and access to east Orange and Osceola land. The site is about 11 miles southeast of Villages Rio Pinar Ph 01 43 97.
Source: Spectrum News 13 - August 2026Retail & Dining
Plans for Mattel indoor water park near Lake Buena Vista Factory Stores expand to 13 acres
Updated plans for the site off State Road 535 show a 95,000-square-foot indoor water park designed by Martin Aquatic, a separate 45,000-square-foot entertainment building and nearly 900 parking spaces. The tower height rises to as much as 100 feet and still needs Orange County approval. About 200 jobs are expected, and no opening date has been announced.
What it may mean for the marketThe project would add visitor attractions, dining and roughly 200 jobs near the State Road 535 corridor, with added traffic and parking demand nearby. The site is about 9 miles southwest of Villages Rio Pinar Ph 01 43 97.
Source: FOX 35 Orlando - July 2026Development
Capstone begins construction on The Gateway luxury apartments
Capstone Building Corp began construction on The Gateway, a 270-unit apartment community at 7250 Shadowridge Drive in Orlando, developed by JBL Development. The five-story gated project spans more than 417,000 square feet and is expected to be completed in late 2027. Amenities include a saltwater pool, fitness center, pickleball court, and a clubhouse with a restaurant and bar.
What it may mean for the marketAdds 270 market rate apartments in a five story building with resort style amenities, expanding the local rental housing stock in the Airport Lakes area of south Orlando. The project is about 3 miles east of Villages Rio Pinar Ph 01 43 97, elsewhere in Orange County.
Source: Construction Owners - July 2026Development
Orange County opens Enclave at Canopy Park with 104 affordable units
Orange County opened The Enclave at Canopy Park, a 104-unit affordable apartment community at 4440 Canopy Park Loop developed by Archway Partners. The county contributed 3 million dollars from its Affordable Housing Trust Fund. The community includes one and two bedroom homes plus a community center, fitness center, technology lab, and EV charging.
What it may mean for the marketAdds 104 income-restricted apartment homes to the local rental supply along with new community amenities and green-certified construction. The project is about 3 miles northwest of Villages Rio Pinar Ph 01 43 97, elsewhere in Orange County.
Source: ClickOrlando - March 2026Development
Orlando approves the 380-acre Dowden Central Community Development District in Lake Nona
Orlando approved the Dowden Central Community Development District, a roughly 380-acre district in the Lake Nona area of southeast Orlando, in March 2026. The district provides the framework to build roads, drainage, utilities, and parks for future development phases.
What it may mean for the marketA new community development district lays the groundwork for large-scale growth in the Lake Nona area, a step that typically precedes new housing and commercial activity nearby. The site is about 7 miles southeast of Villages Rio Pinar Ph 01 43 97.
Source: ClickOrlando
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
What is the median home price in Villages Rio Pinar?
How long do homes in Villages Rio Pinar take to sell?
Is Villages Rio Pinar a buyer's or seller's market right now?
How many homes are in Villages Rio Pinar?
What share of Villages Rio Pinar is owner-occupied?
When were the homes in Villages Rio Pinar built?
Who is the best real estate agent for Villages Rio Pinar?
How do I find a top Orlando real estate agent who knows Villages Rio Pinar?
Can Momentum Realty connect me with an agent for Villages Rio Pinar?
Where is Villages Rio Pinar, and what county is it in?
Is Villages Rio Pinar a good place to live?
Should you buy in Villages Rio Pinar?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 17, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32825)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2014 (77 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 local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Villages Rio Pinar Ph 01 43/97 fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Villages Rio Pinar with Momentum Realty’s local guides.