Sand Lake Hills
The entry point to Dr. Phillips schools without the luxury premium.
Live the MaxLife.
$800K
Median Price
$600K – $1.2M
500
Homes
$0–$13
Monthly HOA
1984
Established
Dr. Phillips Elementary School
School Zone
Search Homes for Sale in Sand Lake Hills
Stellar MLS · 2026-04-26 · 14 closed sales
Recent market data
Median sold
$563,750
$500K – $640K
$/sqft
$292
Median DOM
64
days on market
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Background
A brief history
Sand Lake Hills was built in waves between the mid-1980s and early 2000s on a parcel of former pasture and scrub off Sand Lake Road. The community was planned as a mid-density single-family neighborhood with a lighter touch than the surrounding luxury communities — smaller lots, no gate, and a much lower HOA structure. A subset of the community has direct or easement-based access to Big Sand Lake, which puts those sections in a different price tier than the interior lots. Most of the original home stock is 1980s and 1990s traditional and transitional; renovations and targeted teardowns have accelerated as younger families buy in for the Dr. Phillips school zone.
The feel
What it's like to live here
Sand Lake Hills is the neighborhood most families buy when they want the Dr. Phillips school zone without a $1.5M+ entry point. It's non-gated. The streets are laid out on a grid rather than winding curves, which is unusual for this part of town. Lots are modest — 0.2 to 0.35 acre on most interior streets, up to half an acre on the lake-access sections. Homes are predominantly 2,500 to 4,500 square feet. The community is walkable to the YMCA, Sand Lake Hills Park, and a cluster of family-oriented restaurants on Sand Lake Road. Kids ride bikes. It feels like a suburb in the best sense — not a luxury enclave, not a tract development, just a real neighborhood that's been lived in for 40 years.
The details
What to expect
Architecture & Lots
1980s–2000s traditional and transitional. Homes 2,500–4,500 square feet. Lots 0.2 to 0.5 acre. A growing share of renovations and occasional teardowns. Architectural variety is moderate — no strict ARB control.
Lifestyle & Amenities
Non-gated. Walkable to Dr. Phillips YMCA (separate membership), Sand Lake Hills Park, and Sand Lake Road restaurants. Some sections have direct or easement Big Sand Lake access with private docks. Dr. Phillips Community Park is three minutes away.
HOA Rules & Fees
No mandatory HOA. Sand Lake Hills Community, Inc. requests a voluntary annual contribution of $150 (~$12.50/month) to fund community programs and advocacy — confirmed via sandlakehills.org, Apr 2026. No formal architectural review. Short-term rentals generally permitted. Commercial vehicle parking restricted by Orange County ordinance.
Schools
Zoned for Dr. Phillips Elementary, Southwest Middle, and Dr. Phillips High — the primary reason families buy here. Same school assignment as Bay Hill at roughly half the home price.
Access & Commute
Two minutes to Restaurant Row, 18 minutes to downtown Orlando, 12 minutes to Disney, 25 minutes to MCO. Direct Sand Lake Road exits onto I-4 and the Turnpike.
Community
Amenities
- Walkable to Dr. Phillips YMCA and Sand Lake Road restaurants
- Some sections with Big Sand Lake access and private docks
- Dr. Phillips Community Park nearby
- Non-gated, grid-layout neighborhood
- OCPS school zone at mid-tier pricing
Know Before You Buy
HOA rules worth knowing
- No mandatory HOA — voluntary community contribution $150/year (~$12.50/month), confirmed sandlakehills.org, Apr 2026
- Minimal architectural review
- Short-term rentals generally permitted
- Commercial vehicle parking restricted
Education
School assignments
- Dr. Phillips Elementary School
- Southwest Middle School
- Dr. Phillips High School
- The First Academy (private)
School zone assignments change. Verify with Orange County Public Schools before purchase.
Market Commentary
What the market is doing
Median sale sits in the $700K–$900K band — a meaningful discount to Bay Hill or Phillips Bay for the same school zone. Interior homes run $600K–$900K; lake-access homes clear $1M and occasionally push to $1.2M. Renovation premium is significant: a fully updated home will sell for 25–35% more than a comparable unrenovated original on the same street. Days-on-market averages 20–35 days for well-priced homes. Lake-access inventory is thin and moves quickly.
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Homes available in Sand Lake Hills
1 home currently listed in Sand Lake Hills.
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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 3, 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