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VISTA LAKES VILLAGE N-13 WAVERLY in ORLANDO

VISTA LAKES VILLAGE N-13 WAVERLY
Homes for Sale in ORLANDO, FL

Community in ORLANDO · Orange County · ZIP 32829
153 homesBuilt 2001–2005
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Built fromLive Stellar MLS data20 years of closingsFL DOR public recordsUpdated twice daily
Live · VISTA LAKES VILLAGE N-13 WAVERLY Housing Pulse Stellar MLS + public records Analysis by Momentum Realty · $3.5B+ sold · 8,500+ transactions · Top 1% in Florida (RealTrends)
Tempo
0%
Under contract
Orange: 26% (2,054 of 7,927)
0 · 0
For sale · pending
live counts, refreshed twice daily
2
Sold · last 12 mo
10-yr average: about 2 a year
Ownership and context
82%
Owner-occupied · VISTA LAKES VILLAGE N-13 WAVERLY
126 of 153 parcels homesteaded (FL DOR 2025)
18%
Non-owner-occupied · VISTA LAKES VILLAGE N-13 WAVERLY
incl. 7% trust or LLC-held · 100% out-of-state
33%
Cash buyers · VISTA LAKES VILLAGE N-13 WAVERLY
1 of 3 sales, 12 mo ending June 2022
153
Homes in the community
153 residential parcels (FL DOR 2025)
Track record · 20 years of records
Est. 2001
Community established
homes built 2001-2005, median 2004 (FL DOR 2025)
0
Failed listings · 2019
peaked at 12 in 2006
1.3%/yr
Turnover rate
about 2 of 153 homes trade a year
Jon Brooks, founder of Momentum Realty
Jon's Current Read

Vista Lakes Village N 13 Waverly trades on very little data right now. With only two active listings and just two closings in the current window, any single sale can swing the numbers, so treat the 12-month supply figure as a signal of thin activity rather than a precise measure of demand. The community itself is consistent: homes cluster tightly around a 2004 build year and a median living area near 2,327 square feet, so buyers are comparing similar floor plans and ages more than wildly different product.

The market band reads buyer-leaning, and with homestead exemptions filed on roughly 82% of homes, this is a community built around long-term occupancy rather than fast turnover. That combination — low listing count, low closing volume, high owner-occupancy — means pricing here gets set home by home, in direct negotiation, more than by a visible run of recent comps.

The 60-Second Overview

A gated (no guard) enclave in Orlando's Vista Lakes area built out primarily in the early 2000s, offering a fuller amenity package than many similarly sized communities — pool, fitness center, tennis and pickleball courts, and a clubhouse — inside a 153-home footprint.

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.

Quick Match

Who VISTA LAKES VILLAGE N-13 WAVERLY is best for.

Best for

  • Buyers who want an established, amenity-heavy gated community rather than a newer build with fewer shared facilities
  • Buyers comfortable waiting for the right listing rather than choosing from a large active pool
  • Buyers who prioritize a consistent build era and comparable home sizes over architectural variety

Probably not for

  • Buyers who want to compare several active listings side by side before deciding
  • Buyers expecting fast resale timelines or frequent turnover to gauge value against
  • Buyers who prefer a community without HOA deed restrictions or gated access requirements
The Area Market

The market around VISTA LAKES VILLAGE N-13 WAVERLY

VISTA LAKES VILLAGE N-13 WAVERLY is a small community — 63 recorded sales on file, most recently in 2019 — 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-13 WAVERLY specifically. Momentum Research analysis of MLS records.

Community & Amenities

Life at VISTA LAKES VILLAGE N-13 WAVERLY

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 Strategy

The VISTA LAKES VILLAGE N-13 WAVERLY buying strategy.

If we were buying in VISTA LAKES VILLAGE N-13 WAVERLY today, this is the order of operations we would run for our clients.

1

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.

2

Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.

3

Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.

4

Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.

5

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-13 WAVERLY.

The Quick Decision
Best Buy
Buyers wanting an established, amenity-rich gated community with a consistent early-2000s build era.
Biggest Risk
Thin inventory and few recent closings mean pricing has to be negotiated home by home, not read off a trend line.
Sweet Spot
Buyers targeting a home built in the early-to-mid 2000s in the 2,300-square-foot range who value amenity access over turnover speed.
Avoid If
Avoid if you need a wide selection to compare in real time — there is rarely more than a couple of active listings here.
The Deep Dive

A small, steady pool with almost no churn

This is a 153-home community where homes were built between 2001 and 2005, giving it a narrow, consistent age range rather than a mix of eras. The median living area sits at 2,327 square feet, so most homes here land in a comparable size tier — this is not a community with a wide spread of starter cottages next to large-format houses.

What stands out operationally is how little inventory moves. Two active listings and two closings in the tracked window is a small enough sample that buyers should lean on individual home condition and direct comparison rather than assuming a broader trend. The high homestead share (about 82%) reinforces that most owners here are staying put, which is part of why listings are scarce — turnover is simply infrequent.

“

The location and the amenities are priced into every listing in VISTA LAKES VILLAGE N-13 WAVERLY. The deal is won or lost on condition, the comps, and the renovation math.

Jon Brooks · Founder, Momentum Realty
Why Momentum

Why work with Momentum here

In a community with only a couple of active listings at any given time, generic comp pulls do not tell you much. We track this pocket of Orlando closely enough to know when something is about to list, how the last handful of closings actually compared on condition and lot, and how to position an offer or a listing price when the visible market data is this thin.

The 15-Second Verdict

VISTA LAKES VILLAGE N-13 WAVERLY in 15 seconds.

Best forBuyers wanting an established, amenity-rich gated community with a consistent early-2000s build era.
Biggest advantageA fuller-than-typical amenity set — pool, fitness center, courts, clubhouse — inside a deed-restricted, gated setting.
Biggest riskThin inventory and few recent closings mean pricing has to be negotiated home by home, not read off a trend line.
Sweet spotBuyers targeting a home built in the early-to-mid 2000s in the 2,300-square-foot range who value amenity access over turnover speed.
Avoid ifAvoid if you need a wide selection to compare in real time — there is rarely more than a couple of active listings here.

HOA, CDD & Fees

In short
  • 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.

Run Your Numbers

Tools for a VISTA LAKES VILLAGE N-13 WAVERLY buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxOrange County millage and the homestead picture.Rent vs buyThe breakeven on owning in VISTA LAKES VILLAGE N-13 WAVERLY.Save Our HomesProject your homestead tax cap over time.
The takeaway

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-13 WAVERLY sales matched to your home.

Selling in VISTA LAKES VILLAGE N-13 WAVERLY

Price it to the comps and condition, not an automated estimate.

If you are thinking about selling in VISTA LAKES VILLAGE N-13 WAVERLY, 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-13 WAVERLY home worth?

Get a no-obligation home value based on real comparable sales in VISTA LAKES VILLAGE N-13 WAVERLY, 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-13 WAVERLY on the map →

Real comps, not an automated estimate.

VISTA LAKES VILLAGE N-13 WAVERLY Market Scorecard

Strong buyer's market

VISTA LAKES VILLAGE N-13 WAVERLY is currently a strong buyer's market. About 12.0 months of supply, a median asking price of $614,500, and homes go under contract in about 32 days.

12.0
Months supply
$614,500
Median list
$545,000
Median sold
$244
Per sqft
32
Days on mkt
2/0/2
Active/Pend/Sold

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

How many homes are in VISTA LAKES VILLAGE N-13 WAVERLY?
The Florida DOR 2025 assessment roll shows 153 homes in VISTA LAKES VILLAGE N-13 WAVERLY (public records).
What share of VISTA LAKES VILLAGE N-13 WAVERLY is owner-occupied?
82% of VISTA LAKES VILLAGE N-13 WAVERLY parcels carry a homestead exemption on the 2025 Florida DOR roll, the owner-occupancy proxy in public records.
When were the homes in VISTA LAKES VILLAGE N-13 WAVERLY built?
Homes in VISTA LAKES VILLAGE N-13 WAVERLY were built between 2001 and 2005, with a median year built of 2004 (FL DOR 2025 roll).
Do cash buyers compete in VISTA LAKES VILLAGE N-13 WAVERLY?
Cash buyers took 33% of VISTA LAKES VILLAGE N-13 WAVERLY sales in the 12 months ending June 2022 (1 of 3 closings, Stellar MLS).
Who is the best real estate agent for VISTA LAKES VILLAGE N-13 WAVERLY?
The best agent for VISTA LAKES VILLAGE N-13 WAVERLY is one who actively works ORLANDO and knows the community's pricing, fees, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for VISTA LAKES VILLAGE N-13 WAVERLY.
How do I find a top ORLANDO real estate agent who knows VISTA LAKES VILLAGE N-13 WAVERLY?
Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows VISTA LAKES VILLAGE N-13 WAVERLY and the wider ORLANDO area.
Can Momentum Realty connect me with an agent for VISTA LAKES VILLAGE N-13 WAVERLY?
Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your VISTA LAKES VILLAGE N-13 WAVERLY purchase or sale - no call center and no pressure.
The Verdict

Should you buy in VISTA LAKES VILLAGE N-13 WAVERLY?

An honest fit check. We will tell you when it is not your community.

Buyers who want an established, amenity-heavy gated community rather than a newer build with fewer shared facilitiesExcellent fit
Buyers comfortable waiting for the right listing rather than choosing from a large active poolExcellent fit
Buyers who prioritize a consistent build era and comparable home sizes over architectural varietyExcellent fit
Buyers who want to compare several active listings side by side before decidingProbably not
Buyers expecting fast resale timelines or frequent turnover to gauge value againstProbably not
Buyers who prefer a community without HOA deed restrictions or gated access requirementsProbably not

Nearby Communities

Explore more neighborhoods near VISTA LAKES VILLAGE N-13 WAVERLY with Momentum Realty’s local guides.

Vista Lakes Village N 1 Pembroke Orlando0.4 mi awayVista Lakes Vlgs N 14 Warwick Orlando0.4 mi awayHorizons Vista Lakes Orlando0.4 mi awayVista Lakes Town Center 51 07 Orlando0.5 mi awayVista Lakes Village Orlando0.5 mi awayVista Lakes Village N 2 Amhurst Orlando0.5 mi awayVista Lakes Vlgs N 16 N 17 Win Orlando0.6 mi awayVista Lakes Village N 3 Colonie Orlando0.7 mi away

Browse all Florida neighborhood guides →

Data sources & freshness

Live listingsStellar MLS, refreshed twice daily (last: August 2, 2026)
Housing stock & ownershipFlorida DOR 2025 assessment roll (street-list match (4 streets, ZIP 32829))
Under-contract sharesStellar MLS records, as of 2026-08-01
Historical depthClosed-sale records back to 2006 (42 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.

Looking to buy here? Search homes for sale →

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CallFree valuation →
Thinking of selling in VISTA LAKES VILLAGE N-13 WAVERLY? 2 recorded closings (window ending 2026-08-02). See the Orange County sell-now-or-wait data, what made 201,552 Florida listings fail in the last 12 months, or compare a cash offer vs. listing. Compiled from MLS records; deemed reliable but not guaranteed.
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