Westover Reserve Ph 02
Homes for Sale in Windermere, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Westover Reserve Ph 02 right now
🟡 Off the recent peak. The trailing-12-month median ($965K) is down 4.2% from the prior 12 months ($1.01M). 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 July 15. Confidence: Low (3 and 4 sales in the two windows).
What's unique here: the median sale price is about 2x the typical Orange County sale ($965K vs $435K, trailing 12 months, Stellar MLS records).
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Updated July 15, 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
Westover Reserve Ph 02 market snapshot (as of July 15, 2026): the median sale price is about $965K ($266 per sq ft over the trailing 12 months of closed sales), and a median 55 days on market for closed sales. The trailing-12-month median is down 4% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 closings in the current window).
Westover Reserve Ph 02 is a community of 80 homes in Windermere, Orange County, built between 1997 and 2005 (median 1999), with a median living area of about 3,576 square feet. 82% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($965K) IS the median in the snapshot above, and the move from 2025 ($1.01M) IS the -4.2% one-year change.
Windows contain 0 to 11 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 %s through %s. Deemed reliable but not guaranteed.
The Westover Reserve Ph 02 buying strategy.
If we were buying in Westover Reserve 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 Westover Reserve Ph 02.
A closer look at the Westover Reserve Ph 02 market
At a median of $266 per square foot, Westover Reserve Ph 02 prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The trailing-12-month median down 4% year over year. Homes that do trade take a median 55 days on market, useful leverage on any listing that has lingered.
The housing stock is 80 homes built between 1997 and 2005, and 82% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Westover Reserve Ph 02. 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 Westover Reserve Ph 02 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 3 factors (6.5). Basis: Recent Direction -4.2% year-over-year; Owner Commitment 82% owner-occupied; Pricing Power 94.4% sale-to-list. Refreshed with each data update.
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 Westover Reserve 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 Westover Reserve 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 Westover Reserve Ph 02, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Westover Reserve Ph 02 home worth?
Get a no-obligation home value based on real comparable sales in Westover Reserve Ph 02, 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 Westover Reserve Ph 02 on the map →
Frequently Asked Questions
What is the median home price in Westover Reserve Ph 02?
How long do homes in Westover Reserve Ph 02 take to sell?
How many homes are in Westover Reserve Ph 02?
What share of Westover Reserve Ph 02 is owner-occupied?
When were the homes in Westover Reserve Ph 02 built?
Do cash buyers compete in Westover Reserve Ph 02?
Who is the best real estate agent for Westover Reserve Ph 02?
How do I find a top Windermere real estate agent who knows Westover Reserve Ph 02?
Can Momentum Realty connect me with an agent for Westover Reserve Ph 02?
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (3 streets, ZIP 34786)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2005 (52 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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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.
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