Andover Lakes
Resort-style amenities, established 1992+, affordable South Orlando living.
Live the MaxLife.
$424K
Median Price
$334K – $700K
450
Homes
$172–$400
Monthly HOA
1992
Established
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Background
A brief history
Andover Lakes was established in 1992 and developed by Maronda Homes, quickly becoming one of South Orlando's most sought-after residential communities. Built over several decades through the mid-2020s, the community grew steadily while maintaining its original vision: affordable, well-built single-family homes with strong community amenities. The phased development approach (Phase I, Phase II) allowed the neighborhood to expand thoughtfully while preserving the character that attracted early residents.
The name Andover reflects Orlando's broader development pattern in the 1990s, drawing from classic New England place names. Andover Lakes became part of the larger Meadow Woods ecosystem, alongside Remington, Falcon Trace, and other subdivisions that transformed South Orlando from rural land into a thriving suburban market. By 2026, Andover Lakes had matured into a stable, multi-generational community with consistent home sales and strong rental demand.
The feel
What it's like to live here
Andover Lakes is a tree-lined community of mid-sized single-family homes built for families and professionals seeking value without compromise. The tree canopy and natural ponds give the community a softer feel than newer, denser developments. Home sizes range from modest 1,350 sq ft starter homes to spacious 3,521 sq ft family residences, offering options across multiple budgets.
The community atmosphere balances suburban affordability with genuine amenity access. Residents enjoy a resort-style pool (rare for this price point), lit tennis courts, pickleball, basketball court, and miles of walking trails. The HOA manages these shared spaces efficiently, keeping monthly fees in the $172–$400 range—low by South Orlando standards. Families appreciate proximity to Andover Elementary School and the low-traffic residential streets that encourage children to play outside.
The details
What to expect
Architecture & Homes
Andover Lakes is predominantly Maronda Homes construction, ranging from 1,350 to 3,521 square feet. Most homes are single-story or split-bedroom designs, built between 1992 and 2025. You'll find a mix of stucco exteriors with tile roofs, typical of Florida construction. Many homes feature open floor plans, updated kitchens, and newer air conditioning systems (crucial in Florida's climate). Lot sizes vary, with some homes backing to ponds or nature areas. Garages are typically two-car, with a few three-car options. The architectural style is contemporary suburban—clean lines, minimal ornamentation, practical for resale.
Amenities & Lifestyle
Andover Lakes offers resort-level amenities usually found in much pricier communities: Olympic-size swimming pool, lit tennis courts, pickleball courts, basketball court, two community parks, playgrounds, and 2+ miles of walking trails. The HOA maintains these beautifully; monthly fees of $172–$400/month include trash removal, landscaping of common areas, pool maintenance, and facility upkeep. The pools and courts are heavily used, especially evenings and weekends. Walking trails loop through the neighborhoods, connecting all phases and ending near Meadow Woods shopping. This is an asset: families cite amenities as a primary reason for choosing Andover Lakes.
Schools
Andover Lakes feeds to Andover Elementary School (walking distance for many residents), Meadow Woods Middle School or South Creek Middle School, and Cypress Creek High School—all Orange County Public Schools rated B or above on Niche. Andover Elementary earns strong marks for parent engagement and test scores. For high-performing magnet programs, families explore Timber Creek Magnet High or other specialized schools within OCPS. Private options (Premier Academy, etc.) exist but are less common in this neighborhood. Most families stay within OCPS and report satisfaction with the schools.
Location & Access
Andover Lakes sits in the heart of South Orlando, zip code 32806, accessible via S1 (Curry Ford Road) for a 15-minute commute to downtown Orlando, Thornton Park, or the airport. Sand Lake Road and International Drive are 5–10 minutes away, offering shopping, dining, and entertainment. Meadow Woods Town Center and Coronado Springs Mall are nearby. The community is close to major employers: Universal, Disney (30 min), SeaWorld (20 min), downtown office parks. Traffic is manageable; S1 can be congested at rush hour but moves well off-peak. For families with kids, the suburban quiet contrasts nicely with the proximity to urban amenities.
Community
Amenities
- Olympic-size community pool
- Lit tennis courts
- Pickleball courts
- Basketball court
- Playgrounds (two locations)
- Walking trails (2+ miles)
- Pergolas and community gathering areas
- Nature ponds throughout community
- Landscape maintenance in common areas
- Trash removal included in HOA
Know Before You Buy
HOA rules worth knowing
- Mandatory HOA membership; fees range $172–$400/month depending on phase and lot type
- HOA covers pool maintenance, recreation facilities, landscaping, and trash removal
- All architectural changes (roof, paint, fencing) require HOA approval via Design Committee
- Exterior colors must align with community guidelines—earth tones preferred
- Fencing is restricted; open front lawns with privacy fencing in backyards only
- Pet policy allows dogs and cats; no exotic animals or livestock
- Vacation rentals (Airbnb, VRBO) generally prohibited; long-term rentals allowed
- Vehicles must be properly maintained and cannot be parked on street overnight without approval
- Satellite dishes must be screened or roof-mounted to minimize visibility
- Landscape vegetation must be maintained; dead trees and overgrown shrubs must be trimmed within 30 days of notice
- Commercial vehicles and RVs must be garaged when not in use
- Annual budget vote held; reserve study conducted every 3 years to assess HOA financial health
Market Commentary
What the market is doing
I've sold dozens of homes in Andover Lakes over the past several years, and it's consistently the best value in South Orlando for families wanting amenities without five-figure monthly HOA fees. The median price of $423,750 reflects strong demand from first-time buyers, young families relocating to the S1 corridor, and investors seeking rental property. Price per square foot hovers around $262—solid for the market—and homes typically spend 30–45 days on market. The established nature of the community (1992+) means lower buyer risk; you're not buying into unfinished infrastructure. Maronda Homes' reputation adds confidence. What surprises most sellers is how quickly homes move when priced right; list competitively, and you'll see offers within two weeks.
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Listings courtesy of Stellar MLS as distributed by MLS GRID
IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.
Based on information submitted to the MLS GRID as of June 13, 2026. All data is obtained from various sources and may not have been verified by broker or MLS GRID. Supplied Open House Information is subject to change without notice. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.
Ryan Solberg, Broker · MaxLife Realty LLC · FL License #BK3354351 · Equal Housing Opportunity · Full disclaimer · DMCA