Waterview Townhomes
Homes for Sale in Orlando, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 20 closed sales in Waterview Townhomes Sec 3 in Orlando, FL since 2004, the most recent in November 2024. Across Orlando as a whole, 5,915 homes closed in the last 12 months at a median of $412,500, 41 median days on market, with 1,608 homes for sale today. At that median and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $6,880 ($6,210 with the full homestead exemption).
Waterview Townhomes Sec 3 is a small, contained townhome section built out between 1991 and 2002, with a median build year of 1998.5. That means most of the stock is now over two decades old, so the story here is less about location premium and more about how well an individual unit has been maintained or updated since it was built.
With no community amenities identified from current MLS listings, this isn't a lifestyle-package purchase — buyers are paying for the unit and its condition, not a clubhouse or pool line item. Roughly 80% of homes here carry a homestead exemption, which points to a base of owner-occupied units rather than a transient rental pool, something worth confirming unit-by-unit if HOA rental caps matter to your plan.
The 60-Second Overview
Waterview Townhomes Sec 3 is a 225-home section in Orlando's Orange County, built out over roughly a decade in the 1990s, with a median living area just under 1,900 square feet. There is no community amenity package tied to this section based on current MLS data, so evaluating any specific listing on its own condition and updates matters more than it would in an amenity-driven community.
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.
Who Waterview Townhomes is best for.
Best for
- A buyer prioritizing square footage and a specific unit's condition over community amenities
- A buyer comfortable verifying HOA rules and rental policy directly rather than assuming a lifestyle package
- A buyer looking at an established, built-out section rather than new construction
Probably not for
- A buyer who wants a pool, clubhouse, or other on-site shared amenities as part of the purchase
- A buyer unwilling to budget for potential system updates in a unit built in the 1990s
- A buyer who wants a uniform, recently-built product across an entire section
The market around Waterview Townhomes
Waterview Townhomes is too small for its own price trend, so here is the market around it.
In ZIP 32821, 229 homes are on the market and 12% are under contract — a slower corner of Orlando.
Across Orange County, 5,909 homes are active and 1,877 pending (24% under contract).
ZIP and county figures describe the wider market, not Waterview Townhomes specifically. Momentum Research analysis of MLS records.
Waterview Townhomes by the numbers
From county property records and closed MLS sales for the Waterview Townhomes subdivision: 17 homes on record; built 1999–2002; typical size about 1,900 heated sq ft; 3 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2009 | 2 | $230,000 |
| 2010 | 3 | $205,000 |
| 2012 | 1 | $217,000 |
| 2013 | 4 | $217,500 |
| 2021 | 1 | $390,000 |
| 2024 | 1 | $420,000 |
Newest recorded sale: $420,000 on 2024-11-21.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
The Waterview Townhomes buying strategy.
If we were buying in Waterview Townhomes 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 Waterview Townhomes.
A no-frills townhome stock built on individual condition
This is a section, not a master-planned community with a marketed amenity set — current MLS data shows nothing identified in the way of pools, gates, or shared recreation. That absence should shape expectations: whatever HOA dues exist here are more likely funding exterior maintenance, insurance, and grounds than lifestyle features, which is worth confirming directly with the HOA documents before assuming a fee covers anything beyond the basics.
Because the building years span 1991 to 2002, individual units will vary in how much of their original systems and finishes remain versus how much has been renovated. With no price range or distribution data available here, the honest posture is to treat every listing as its own case: verify roof age, HVAC age, and any interior updates rather than assuming uniform condition across the 225 homes in the section.
The location and the amenities are priced into every listing in Waterview Townhomes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a townhome section this size with no amenity package to lean on, the value conversation comes down to condition, HOA structure, and how a specific unit compares to what else has moved in the section. We pull the HOA documents, check for rental restrictions given the ownership mix, and walk each listing on its individual merits rather than the section's averages.
Waterview Townhomes 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 Waterview Townhomes 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 Waterview Townhomes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Waterview Townhomes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Waterview Townhomes home worth?
Get a no-obligation home value based on real comparable sales in Waterview Townhomes, 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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Should you buy in Waterview Townhomes?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2004 (20 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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