2609 SAND ARBOR CIRCLE, ORLANDO, FL, 32824
Active25 days on marketListed Sep 25, 2026MLS #O6444636
About this home
2609 SAND ARBOR CIRCLE
Welcome to the well-maintained gated community of Sandhill Preserve! This beautiful 4-bedroom, 2.5-bath POOL home is tucked away on a small cul-de-sac and sits on a conservation lot with no rear neighbors. With almost 3,000 square feet, there is plenty of room to spread out, entertain and enjoy everything this home has to offer. The first floor has a great open layout with a living room, dining room and eat-in kitchen the connects to the spacious family room. The kitchen has tons of cabinet & countertop space, while the family room features a beautiful fireplace and opens directly to the covered pool lanai. Perfect for entertaining and family gatherings. There’s also a convenient half bath on the first floor with easy access for guest and pool goers. Upstairs, you’ll find four generously sized bedrooms plus a HUGE loft and den area that can be used in so many ways. The primary suite is especially impressive with plenty of room for a sitting area, a massive walk-in closet and a large ensuite bathroom with a walk-in shower and garden soaking tub. The other bedrooms are all a great size, and the home has plenty of storage along with a nice-sized laundry room. The backyard is where this home really shines. The beautiful pool, covered lanai and conservation views create a great private space for relaxing or entertaining, with no homes directly behind you. High ceilings and lots of natural light throughout the home add to the open, spacious feel. The gated community has a low HOA and the location is hard to beat, sitting right between Hunter’s Creek and Lake Nona with easy access to the 417, Orlando International Airport, shopping, restaurants, the parks and more. A great home, a great community and a location that makes getting just about anywhere in Orlando easy. Call for additional information and to schedule your showing today!
Facts & features
The home at a glance
4
Bedrooms
2.5
Bathrooms
2,945
Sqft
0.2 ac
Lot size
2
Garage
2006
Year built
Two
Levels
$183
Per sqft
Inside
Outside & construction
Community & fees
Utilities & systems
The numbers
What it really costs
Built from this home's actual numbers — the most recent property-tax bill on record and the real association fee — not generic estimates.
$4,298 /mo · 3.5% down FHA, 30-yr fixed at 6%
The assumptions
FHA is the default here because it gets you in the door with just 3.5% down. Switch to Conventional or VA below.
These numbers assume a generic buyer — your credit, down payment and loan program change them. Get the real quote in minutes:
Andrew Acosta
Acosta Home Loans with PRMG · NMLS #1468866
Run your own numbers
Estimated payment
$4,298/mo
Includes FHA mortgage insurance and the financed 1.75% upfront premium. Taxes reflect the most recent bill on record; insurance is a typical-Florida estimate. Your lender’s numbers will differ. CENTURY 21 Edge partners with Florida’s best lenders.
Value check
Is the price right?
The internet’s favorite home-value number comes from a single automated model that has never seen the street, the finishes, or the view — which is why it routinely misses by tens of thousands of dollars. The edgeAI estimate combines multiple independent data sources with our team’s on-the-ground expertise in this exact market.
vs edgeAI estimate
−5%
$/sqft vs Orlando actives
$183 vs $238
Days on market
25 vs 61 typical
Where $183/sqft sits among the 400 Orlando actives
The edgeAI estimate is a starting point, not an appraisal or a broker price opinion. It is generated from public records, listing data and market modeling, and is subject to change once a licensed real estate professional personally inspects the property. Condition, floor, view and lot are not fully captured by any model — ask us for a full comparative market analysis.
Where it sits
Inside Sandhill Preserve At Arbor Meadows
Drive times from this address
Estimated driving times, typical traffic. Data © OpenStreetMap contributors.
Get to know Orlando. See the full Orlando guide →
Sandhill Preserve At Arbor Meadows — neighborhood snapshot
Population
1,377
Median age
34
Median income
$74,372
Median home value
$282,400
Avg household
3
Households w/ children
144
For the school run
Orange County School District
School assignments and ratings via edgeAI — always verify with the district.
The numbers that matter
The Orlando market
$400K → $395K
Orlando median sold, yr/yr
97.1%
Sale-to-list ratio (12 mo)
212 of 400
Orlando actives have cut their price
Median sold price, Orlando, trailing 36 months (3-month rolling) · live MLS data.
This home is listed 50% above the ORLANDO 32824 median. See the full Orlando market guide →
Paper trail
This home's history
Reality check
What actually sold near 2609 SAND ARBOR CIRCLE
Asking prices are opinions — closed sales are facts. The most comparable homes that actually changed hands nearby in the last twelve months.
Sold · May ’26$689,000
5923 SNOWY EGRET DRIVE · same community
3 bd · 3 ba · 2,789 sqft · $247/sqft · 364 DOM
Sold · May ’26$840,000
11192 WHIMBREL LANE · same community
3 bd · 3 ba · 2,516 sqft · $334/sqft · 197 DOM
Sold · Jun ’26$850,000
11208 WHIMBREL LANE · same community
3 bd · 3 ba · 2,483 sqft · $342/sqft · 1 DOM
Closed-sale data from the MLS, last 12 months, selected for similarity in size and location. No two homes are identical — ask us for a full comparative analysis.
Your home team
The pros in your corner
Buying a home is two conversations — the home and the money. Here’s who handles each, side by side, already working together.
Your agent
Leila Sabat
REALTOR® · CENTURY 21 Edge
Tours, negotiation, and every question about 2609 SAND ARBOR CIRCLE — start here.
Your lender
Andrew Acosta
Acosta Home Loans with PRMG · NMLS #1468866
Pre-approval, rates, and the real monthly number for 2609 SAND ARBOR CIRCLE — before you fall in love.
See it in person
Schedule a tour
Live availability from Leila's calendar — pick a time and it's booked. Confirmation lands in your inbox immediately.
Straight answers
2609 SAND ARBOR CIRCLE FAQs
What would the monthly payment be for 2609 SAND ARBOR CIRCLE?+
With 3.5% down on a 30-year FHA loan at 6%, the all-in payment lands around $4,298/mo — principal and interest, the actual property-tax bill, the $75/mo association fee and typical Florida insurance. The payment calculator on this page lets you switch loan type (FHA, Conventional, VA) and adjust the down payment, rate and term.
How much are the HOA fees at 2609 SAND ARBOR CIRCLE?+
The association fee works out to $75 per month. Ask us for the full association documents — they spell out exactly what the fee covers.
What are the property taxes on 2609 SAND ARBOR CIRCLE?+
The most recent tax bill on record (2025) was $7,752. A new owner's bill can differ once the sale price resets the assessed value — we can walk you through what to expect.
Are pets allowed at 2609 SAND ARBOR CIRCLE?+
The listing reports pets: Cats OK, Dogs OK, Yes. Communities often layer on breed or weight rules — we'll verify the specifics with the association before you commit.
How does the price compare to other homes in Orlando?+
At $539,900, this home is listed about 42% above the Orlando median of $379,900. The market section on this page shows how the area is trending.
Which schools are assigned to 2609 SAND ARBOR CIRCLE?+
Wyndham Lakes Elementary (elementary), Meadow Woods Middle (middle), Cypress Creek High (high) — Orange County School District. Always verify school assignments with the district before relying on them.
Keep looking
Similar homes nearby
Listing courtesy of BUSTAMANTE REAL ESTATE INC · Andrey Bustamante. MLS #O6444636.
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. Data is deemed reliable but is not guaranteed accurate by Stellar MLS.
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