VISTA LAKES VILLAGE N-1 PEMBROKE
Homes for Sale in ORLANDO, FL
True comps, carrying-cost math, and listings before the portals.
Pricing in Vista Lakes Village N 1 Pembroke comes down to two things: floor plan size and how well a given home has kept pace with maintenance since the community was built in the early 2000s. With most homes clustered around 2,619 square feet of living space, buyers are generally comparing similarly sized properties, so the differentiator becomes condition, updates, and lot position rather than square footage swings.
Right now there is only a single active listing against a base of 175 homes, with months of supply sitting at 3.0 — a balanced reading, but one skewed by how little is actually on the market. That combination favors sellers on timing (limited competition) while still giving buyers enough data from recent closings to negotiate on condition rather than scarcity alone.
VISTA LAKES VILLAGE N-1 PEMBROKE right now
🟢 Buyer-leaning market. 12.0 months of supply and 33% of the inventory already under contract give buyers above-average negotiating leverage.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 (3 active and pending listings, 2 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
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
Built out between 2001 and 2004, Vista Lakes Village N 1 Pembroke is a settled, amenity-heavy section of the broader Vista Lakes community in Orlando, with a high share of homes carrying homestead exemptions — a signal of longer-term ownership rather than frequent turnover.
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 VISTA LAKES VILLAGE N-1 PEMBROKE. Swipe to explore the community.
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VISTA LAKES VILLAGE N-1 PEMBROKE
VISTA LAKES VILLAGE N-1 PEMBROKE
VISTA LAKES VILLAGE N-1 PEMBROKE
VISTA LAKES VILLAGE N-1 PEMBROKE
VISTA LAKES VILLAGE N-1 PEMBROKE
VISTA LAKES VILLAGE N-1 PEMBROKEWho VISTA LAKES VILLAGE N-1 PEMBROKE is best for.
Best for
- Buyers prioritizing amenity access (pool, courts, clubhouse) over newer construction finishes
- Buyers comfortable with an established HOA that enforces deed and vehicle restrictions
- Buyers targeting a larger single-family floor plan built in the early 2000s
Probably not for
- Buyers who want a home built in the last decade
- Buyers who prefer minimal HOA oversight or no vehicle restrictions
- Buyers needing multiple comparable active listings to shop before committing
The market around VISTA LAKES VILLAGE N-1 PEMBROKE
VISTA LAKES VILLAGE N-1 PEMBROKE is a small community — 76 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 32829, 143 homes are on the market and 27% are under contract — a steady corner of ORLANDO.
Across Orange County, 5,873 homes are active and 2,054 pending (26% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not VISTA LAKES VILLAGE N-1 PEMBROKE specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in VISTA LAKES VILLAGE N-1 PEMBROKE, 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 August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in VISTA LAKES VILLAGE N-1 PEMBROKE
Live MLS inventory for VISTA LAKES VILLAGE N-1 PEMBROKE. 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 · 1 daysTop listing
Active · 4 days
Active · 6 days
Pending · 6 daysActive and pending VISTA LAKES VILLAGE N-1 PEMBROKE listings as of 2026-08-23, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2007 through 2026. Tap any home to ask about it.
VISTA LAKES VILLAGE N-1 PEMBROKE 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, tiles © CARTO.
Life at VISTA LAKES VILLAGE N-1 PEMBROKE
- Clubhouse · reported on 4 of 5 listings
- Fitness Center · reported on 4 of 5 listings
- Pool · reported on 4 of 5 listings
- Tennis Court(s) · reported on 4 of 5 listings
- Playground · reported on 4 of 5 listings
- Pickleball Court(s) · reported on 3 of 5 listings
- Park · reported on 3 of 5 listings
- Dog Park · reported on 3 of 5 listings
- Basketball Court · reported on 2 of 5 listings
- Recreation Facilities · reported on 2 of 5 listings
- Vehicle Restrictions · reported on 2 of 5 listings
- Deed Restrictions · reported on 2 of 5 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.
Schools
- Orange County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Vista Lakes Elem · Elementary
- Odyssey Middle · Middle
- Colonial High · High
Zoned schools reflect the assignments reported on recent VISTA LAKES VILLAGE N-1 PEMBROKE 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 VISTA LAKES VILLAGE N-1 PEMBROKE address.
The VISTA LAKES VILLAGE N-1 PEMBROKE buying strategy.
If we were buying in VISTA LAKES VILLAGE N-1 PEMBROKE 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 VISTA LAKES VILLAGE N-1 PEMBROKE.
A settled section with amenity depth
This is not a community still finding its identity — homes here were built roughly two decades ago, and the amenity package reflects a mature HOA build-out: clubhouse, fitness center, pool, tennis and pickleball courts, a dog park, basketball court, playground, and additional recreation facilities, all layered with deed restrictions and vehicle restrictions that point to an actively managed association.
With homestead exemptions covering close to 83% of homes, this section reads as ownership-driven rather than investor- or rental-heavy, which tends to support more consistent upkeep at the individual-home level. Buyers should still budget for condition variance given the age of the homes — roofs, HVAC systems, and finishes dating to the original build window are the practical starting point for any inspection conversation.
The location and the amenities are priced into every listing in VISTA LAKES VILLAGE N-1 PEMBROKE. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only one active listing against 175 homes, this is a market where off-market intelligence and direct HOA knowledge matter more than scrolling a portal. We track closings inside Vista Lakes Village N 1 Pembroke specifically, not just the wider Vista Lakes footprint, so pricing conversations are grounded in this section's own condition-driven comps rather than borrowed averages.
VISTA LAKES VILLAGE N-1 PEMBROKE 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 VISTA LAKES VILLAGE N-1 PEMBROKE 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 VISTA LAKES VILLAGE N-1 PEMBROKE sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in VISTA LAKES VILLAGE N-1 PEMBROKE, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your VISTA LAKES VILLAGE N-1 PEMBROKE home worth?
Get a no-obligation home value based on real comparable sales in VISTA LAKES VILLAGE N-1 PEMBROKE, 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 VISTA LAKES VILLAGE N-1 PEMBROKE on the map →
VISTA LAKES VILLAGE N-1 PEMBROKE Market Scorecard
VISTA LAKES VILLAGE N-1 PEMBROKE is currently a seller's market. About 3.0 months of supply, a median asking price of $620,000, and homes go under contract in about 4 days.
Go deeper: 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.
Frequently Asked Questions
Is VISTA LAKES VILLAGE N-1 PEMBROKE a buyer's or seller's market right now?
How many homes are in VISTA LAKES VILLAGE N-1 PEMBROKE?
What share of VISTA LAKES VILLAGE N-1 PEMBROKE is owner-occupied?
When were the homes in VISTA LAKES VILLAGE N-1 PEMBROKE built?
Do cash buyers compete in VISTA LAKES VILLAGE N-1 PEMBROKE?
Who is the best real estate agent for VISTA LAKES VILLAGE N-1 PEMBROKE?
How do I find a top ORLANDO real estate agent who knows VISTA LAKES VILLAGE N-1 PEMBROKE?
Can Momentum Realty connect me with an agent for VISTA LAKES VILLAGE N-1 PEMBROKE?
Should you buy in VISTA LAKES VILLAGE N-1 PEMBROKE?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near VISTA LAKES VILLAGE N-1 PEMBROKE with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (3 streets, ZIP 32829)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2007 (30 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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