Brandy Harbor is a neighborhood in east Orlando, in the 32812 zip code, built mostly in the 1970s. Homes are block and stucco, predominantly single story. Most homes fall between about 1,600 and 2,200 square feet under air, the median lot is roughly a quarter acre, and a two car garage is standard.
Most of Brandy Harbor carries no mandatory HOA.
What the homes are
Built Mostly built in the 1970s, with homes from 1979 to 1980.
Construction Block and stucco. Shingle roofs are near universal.
Style Ranch, Traditional, Florida. Predominantly single story.
Size Most homes fall between about 1,600 and 2,200 square feet under air.
Bedrooms Three bedrooms is the most common plan, then four.
Garage A two car garage is standard.
Lot The median lot is roughly a quarter acre.
HOA Most of the neighborhood carries no mandatory HOA. Confirm on a specific parcel before relying on it.
Where Brandy Harbor is
Brandy Harbor, centered at 28.511808, -81.333214. Drag to explore.Street level, inside the neighborhood. Drag to look around.
Drive times below are measured on the road network from the center of Brandy Harbor, not straight-line distance, in free-flowing traffic. Treat them as the floor rather than the school-run average.
Driving to
Time
Miles
Downtown Orlando
14 min
5.2
Walt Disney World
30 min
23.0
Orlando International Airport
16 min
7.5
Universal Orlando
23 min
13.1
Public schools nearby
Conway Elementary School 4 min, 1.0 mi
Oak hill elementary 5 min, 1.5 mi
Dover Shores Elementary School 6 min, 1.6 mi
Acceleration East High School 5 min, 1.7 mi
Private schools nearby
Conway Christian Academy 2 min, 0.5 mi
TDR Learning Academy 6 min, 1.7 mi
Parks and recreation
Goolsby Park 4 min, 1.1 mi
Dover Haven Park 5 min, 1.5 mi
Barber Park 7 min, 2.4 mi
Crystal Lake Park 6 min, 1.9 mi
Groceries and errands
Key Food Supermarket 3 min, 0.4 mi
Publix Super Market at Conway Plaza Shopping Center 3 min, 0.8 mi
Bravo Supermarket Curry Ford | Orlando FL 5 min, 1.1 mi
Nearest is not the same as zoned. The schools above are the closest ones to Brandy Harbor by distance. School attendance zones are set by the district, change from year to year, and can differ street to street inside one neighborhood. Confirm the assignment for a specific address with Orange County Public Schools before it matters to a decision.
Places and drive times from Google, checked 10 November 2026. Businesses open and close; if something here has changed, tell me and I will correct it.
This page tracks what homes in Brandy Harbor actually sold for over the last twelve months, how long they took, and what moved the price. It is built from 4 verified closed sales in the Stellar MLS feed, not from public estimates. Every figure is a net-of-concessions number, which is explained at the bottom. Updated November 2026.
Read this one loosely. Fewer than eight homes closed here in the last year, so every median on this page rests on a small sample and can swing on a single sale.
What homes sold for in Brandy Harbor
$443,500Median sale price
$253Median per square foot
4 daysMedian days to contract
4Homes sold in 12 months
Sale prices ran from $399,000 to $474,900.
By size
Home size
Sales
Median price
Median $/sq ft
Median days
Under 2,000 sq ft
3
$428,000
$262
3 days
A price per foot taken from the whole neighborhood should never be applied straight to one house.
Price cuts and time to contract
Median days to go under contract. Shorter is better.
Never reduced 3 sales, closed at 100% of asking3 days
Reduced at least once 1 sale, closed at 100% of the reduced price290 days
Sellers who held their number went under contract in a median 3 days. Sellers who had to reduce took 290 days and closed at 100% of their already reduced price, after a typical cut of $64,100.
Seller concessions
25%Of sales included a seller credit
$12,000Typical credit when there was one
1 of 4Sales carrying a credit
A seller credit covers part of the buyer's closing costs and comes off the seller's proceeds, so the headline sale price overstates what the seller kept. Budget for it if you are selling, and ask for it if you are buying.
How buyers paid
Conventional 2 sales50%
VA 1 sale25%
Cash 1 sale25%
Cash was 25% of purchases. A high cash share means a seller has buyers who do not depend on an appraisal, and a buyer using a loan is competing against offers that can close faster.
Questions about a specific home in Brandy Harbor, or want to know what yours would sell for? Call or text Brenden Rendo at 407-616-9019 or send a message.
About this data. Source is the Stellar MLS feed for Brandy Harbor in Orlando, Orange County, covering closed sales from 15 November 2025 through 10 November 2026, refreshed monthly and current as of November 2026. Prices are net of seller concessions, so they reflect what the seller actually received rather than the headline number. Data believed accurate but not guaranteed; listings and closings change daily.
