Westmoor Ph 02
Homes for Sale in Orlando, FL
True comps, carrying-cost math, and listings before the portals.
Westmoor Ph 02 is a small pocket of 75 homes, and the story here is age spread, not amenities. The median build year sits at 1987, but the range runs all the way to 2024, which means a handful of newer or heavily rebuilt homes sit alongside a much larger base of original 1980s construction. That gap is what will move price on any given listing far more than location within the community.
With no current closings recorded in this snapshot, there is not enough recent transaction data to characterize pace or pricing trend with confidence. That is not a red flag on its own for a community this size, but it does mean buyers and sellers should treat any single active listing as its own data point rather than assume it reflects a broader market move.
Who Westmoor Ph 02 is best for.
Best for
- Buyers looking for a modest, efficient floor plan near the 1,500-square-foot mark without paying for shared amenities.
- Buyers who plan to inspect condition and renovation history closely rather than assume uniform construction quality.
- Buyers comfortable with a small, established community where owner-occupancy is the norm.
Probably not for
- Buyers who want on-site community amenities as part of the purchase decision.
- Buyers who need recent comparable sales data to validate a price before making an offer.
- Buyers seeking a single, consistent construction era across the whole community.
The market around Westmoor Ph 02
Westmoor Ph 02 is a small community — 3 recorded sales on file, most recently in 2022 — too few for its own price trend. Here is the market around it.
Across Orange County, 5,886 homes are active and 2,019 pending (26% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Westmoor Ph 02 specifically. Momentum Research analysis of MLS records.
The Westmoor Ph 02 buying strategy.
If we were buying in Westmoor Ph 02 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 Westmoor Ph 02.
Age spread is the whole conversation
A 1984-to-2024 build range packed into just 75 homes is unusual. It tells you this is not a single-phase subdivision built and finished in a year or two — it has absorbed later infill or rebuilds over roughly four decades. For a buyer, that means two houses on the same street can carry very different condition profiles, systems age, and finish levels even if the lot sizes and layout are similar. Due diligence on year-built and any renovation history matters more here than in a community with a tight, uniform construction window.
No community amenities are identified from current MLS listings, so this reads as a straightforward residential pocket rather than an amenity-driven community. The value case rests on the home itself — condition, updates, and layout — not on shared facilities. With homestead exemptions in place on close to three-quarters of homes (74.7%), a strong majority of the community is owner-occupied as a primary residence, which is consistent with a settled, long-tenure pocket rather than a high-turnover rental concentration.
The location and the amenities are priced into every listing in Westmoor Ph 02. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small community with a wide build-year spread and no recent closings to benchmark against, pricing a home correctly takes more than pulling a comp sheet — it takes knowing which of the 75 homes were touched by later construction or renovation and which were not. We walk that distinction property by property rather than leaning on averages that will not hold up here.
Westmoor Ph 02 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 Westmoor Ph 02 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 Westmoor Ph 02 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Westmoor Ph 02, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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Recent Developments in Westmoor Ph 02
Development, infrastructure, retail, and school activity affecting Westmoor Ph 02, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 8 miles south of Westmoor Ph 02, 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 4 miles south of Westmoor Ph 02, elsewhere in Orange County.
Source: ClickOrlando - July 2026Civic
Orange County previews new Innovation Center on West Colonial Drive
Orange County previewed its new Innovation Center at 7149 West Colonial Drive, located within the county's Multicultural Center and Senior Center complex, with an official opening set for Fall 2026. The center will offer technology programs including 3D printing and makerspace prototyping through the Orange County Library System, plus career exploration and workforce training through CareerSource Central Florida.
What it may mean for the marketAdds a county operated civic and technology facility with library and workforce programming to the West Colonial corridor. The project is about 5 miles west of Westmoor Ph 02, elsewhere in Orange County.
Source: Orange County Newsroom - June 2026Development
Mixed-use high-rise redesigned for 924 and 934 North Magnolia Avenue
A redesigned 17-story mixed-use high-rise was proposed for 924 and 934 North Magnolia Avenue in Orlando's North Quarter district by Acram Group. The project would include 350 residential units, about 3,300 square feet of ground-floor commercial space, and a parking garage with 510 spaces, replacing two 1972 office buildings. A public plaza is planned at the corner of Magnolia and Weber Street.
What it may mean for the marketWould replace two aging office buildings with 350 residences, ground floor retail, and structured parking, adding housing density and a public plaza along the Orlando Urban Trail. The site is less than a mile north of Westmoor Ph 02.
Source: Florida YIMBY - 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 site is less than a mile southeast of Westmoor Ph 02.
Source: Florida YIMBY - October 2025Retail & Dining
New Apopka complex with restaurants and offices set to open in 2026
A new commercial complex in Apopka with restaurants and office space is set to open in 2026, adding retail and workplace space in northwest metro Orlando.
What it may mean for the marketNew retail and office space in Apopka adds everyday conveniences and local jobs, amenity and employment factors that can support nearby housing demand. The project is about 13 miles northwest of Westmoor Ph 02, elsewhere in Orange County.
Source: GrowthSpotter
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
How many homes are in Westmoor Ph 02?
What share of Westmoor Ph 02 is owner-occupied?
When were the homes in Westmoor Ph 02 built?
Do cash buyers compete in Westmoor Ph 02?
Who is the best real estate agent for Westmoor Ph 02?
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Can Momentum Realty connect me with an agent for Westmoor Ph 02?
Should you buy in Westmoor Ph 02?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 32835)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2016 (9 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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