Waterford Lakes
Homes for Sale in Orlando, FL
All 4,319 homes for sale in Orlando, FL · median $379,900 · 184 homes for sale in 32828 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $415,000, $273 per square foot, a median 39 days on market, sellers accepting 98% of original asking (-12% versus the prior year). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $6,920 ($6,250 with the full homestead exemption).
Part of Waterford Lakes, Orlando, FL — see all Waterford Lakes homes for sale (1 listing across 4 sections in the MLS).
Waterford Lakes Ph 1 is a mature Orlando enclave of 360 homes built between 1992 and 2000, with the median home dating to 1997. At this age, price here is driven less by the neighborhood label and more by what an individual owner has done to the house — roof, systems, kitchens, and baths. Two homes on the same street can sit far apart on price depending on condition and updates, so treat any single asking number as a starting point for inspection, not a verdict.
The other structural fact is scale of living space: a median of roughly 2,210 square feet gives buyers real room without the maintenance load of newer, larger builds. With homestead occupancy at about 76%, this reads as an owner-occupied community rather than an investor block, which tends to keep housing stock better maintained but also means listings can be episodic. For sellers, that stability is leverage; for buyers, it means patience — the right updated home may not come up on your timeline.
Figures in this note are as of July 14, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Waterford Lakes right now
🔴 Off the recent peak. The trailing-12-month median ($415K) is down 11.8% from the prior 12 months ($471K) and up 159% since 2012. With about 3 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: Low (3 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 24, 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 Waterford LakesHomes for Sale in Orlando, FL 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
Waterford Lakes market snapshot (as of September 20, 2026): the median sale price is about $415K ($273 per sq ft over the trailing 12 months of closed sales), and a median 39 days on market for closed sales. The trailing-12-month median is down 12% from the prior 12 months and up 159% since 2012, computed from record-level Stellar MLS closed sales (3 closings in the current window).
In ZIP 32828 (Orlando), 595 homes closed in the last 12 months at a median of $500K ($222/sq ft), down 1.0% year over year, with a median 34 days on market. Right now 80 active and 18 pending listings put supply at about 4.0 months — a balanced market. See the live ZIP 32828 housing market and the Orange County market.
County records show 127 qualified sales in Waterford Lakes across 2024–2025 (67 in 2024, 60 in 2025), median $515,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Waterford Lakes is a community of 1,913 homes in Orlando, Orange County, built between 1988 and 2000 (median 1995.0), with a median living area of about 2,174 square feet. 79% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A settled, owner-heavy Orange County community of 1990s construction where the homes are generously sized for their era and price turns almost entirely on condition rather than on any published range.
Who Waterford Lakes is best for.
Best for
- Buyers seeking a settled 1990s neighborhood with room to live and a stable owner-occupied base
- Buyers with a renovation reserve who can add value through targeted updates to a dated home
- Long-hold buyers who prioritize maintained housing stock over the latest floor plans
Probably not for
- Buyers who want new construction or current-decade finishes without renovation work
- Investors seeking heavy rental turnover, given the high owner-occupancy here
- Buyers needing a large, frequent inventory to choose from on a tight timeline
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 ($415K) IS the median in the snapshot above, and the move from 2025 ($471K) IS the -11.8% one-year change.
Windows contain 0 to 33 sales each (3 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.
24% of homes for sale in ZIP 32828 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 (2026-09-20).
The Waterford Lakes buying strategy.
If we were buying in Waterford Lakes 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 Waterford Lakes.
What condition does to price here
In a neighborhood where the median home was built in 1997, the spread between an updated house and a dated one is wide — and it is the single biggest thing to understand before you make an offer. Roof age, HVAC, re-piping, and kitchen and bath updates will explain most of the gap between two otherwise similar 2,210-square-foot homes. Budget your inspection time and your renovation reserve accordingly.
Because homestead occupancy sits near 76%, most homes have been lived in and maintained by owners rather than rotated through tenants. That generally works in a buyer's favor on baseline upkeep, but it also means you are buying someone's specific choices — some homes will be move-in current, others frozen in their build decade. Read each listing on its own merits.
The location and the amenities are priced into every listing in Waterford Lakes. 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 Waterford Lakes 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 (7.2). Basis: Long-Term Appreciation +159% since 2012; Recent Direction -11.8% year-over-year; Owner Commitment 79% owner-occupied; Pricing Power 98.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a condition-driven market like Waterford Lakes Ph 1, the value is in reading each house correctly — what the updates are actually worth, what the deferred maintenance will cost, and where a seller's number is soft. We walk the homes, not just the listings, and we will tell you when a price does not match the condition.
Waterford Lakes 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 Waterford Lakes 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 Waterford Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Waterford Lakes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Waterford Lakes home worth?
Get a no-obligation home value based on real comparable sales in Waterford Lakes, 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 →
| Location | Orlando, Orange County, FL · ZIP 32828 |
|---|---|
| Homes in the community | 1,913 (FL DOR 2025 assessment roll) |
| Years built | 1988–2000 (median 1995.0) |
| Typical living area | 2,174 sq ft (median) |
| Sale prices, last 12 months | $415,000 median across 3 closed sales · $273 per sq ft · -11.8% vs the prior 12 months |
| Days on market (closed sales) | 39 median |
| Owner-occupied (homestead) share | 79% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Waterford Lakes key facts,” movewithmomentum.com/neighborhoods/waterford-lakes-ph-1, data as of September 20, 2026.
Housing distress & ownership in Waterford Lakes Ph 1, 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 September 2026 through September 2026. Deemed reliable but not guaranteed.
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Orlando guides & data
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- Property taxes (Orange County)
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Florida buyer guides
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- The 4-point inspection, explained
- Florida flood insurance calculator
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Recent Developments in Waterford Lakes Ph 1
Development, infrastructure, retail, and school activity affecting Waterford Lakes Ph 1, 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 2 miles west of Waterford Lakes Ph 1.
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 5 miles west of Waterford Lakes Ph 1.
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 7 miles northeast of Waterford Lakes Ph 1, 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 7 miles north of Waterford Lakes Ph 1, elsewhere in Orange County.
Source: ClickOrlando - June 2026Development
Planning board approves zoning for 37-story tower at 170 East Washington Street
Orlando's Municipal Planning Board voted to approve a Planned Development amendment for a 37-story, 425-foot mixed-use tower at 170 East Washington Street across from Lake Eola Park. The project would include 252 residential units, a 221-room hotel, a three-story restaurant, and structured parking. It still requires City Council consideration before construction.
What it may mean for the marketWould add a 37 story tower with 252 residences and a hotel to the downtown skyline, replacing a prior approval for a 7 story hotel and increasing high density housing and parking supply. The project is about 11 miles north of Waterford Lakes Ph 1, elsewhere in Orange County.
Source: Florida YIMBY - 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 9 miles east of Waterford Lakes Ph 1.
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 Waterford Lakes?
How long do homes in Waterford Lakes take to sell?
How many homes are in Waterford Lakes?
What share of Waterford Lakes is owner-occupied?
When were the homes in Waterford Lakes built?
Have Waterford Lakes home prices gone up?
Who is the best real estate agent for Waterford Lakes?
How do I find a top Orlando real estate agent who knows Waterford Lakes?
Can Momentum Realty connect me with an agent for Waterford Lakes?
Where is Waterford Lakes, and what county is it in?
Should you buy in Waterford Lakes?
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 September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (47 streets, ZIP 32828)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2004 (163 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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