Cates Addition is a 1930s neighborhood in west Sanford, in the 32771 zip code. Homes are stucco and wood frame, predominantly single story. Most homes fall between about 500 and 1,600 square feet under air, and the median lot is about 0.08 acres.
Most of Cates Addition carries no mandatory HOA.
What the homes are
Built Essentially all built in the 1930s.
Construction Stucco and wood frame. Shingle roofs are near universal.
Size Most homes fall between about 500 and 1,600 square feet under air.
Bedrooms One bedrooms is the most common plan, then two, then three.
Lot The median lot is about 0.08 acres.
HOA Most of the neighborhood carries no mandatory HOA. Confirm on a specific parcel before relying on it.
Where Cates Addition is
Cates Addition, centered at 28.798594, -81.289251. 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 Cates Addition, 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
29 min
24.4
Orlando International Airport
36 min
34.4
Winter Park
29 min
21.6
Heathrow and Lake Mary offices
18 min
7.0
Public schools nearby
Goldsboro Elementary School 5 min, 1.2 mi
Seminole High School 6 min, 2.0 mi
Idyllwilde Elementary School 7 min, 2.3 mi
Wicklow Elementary School 5 min, 1.8 mi
Private schools nearby
Crooms Academy Of Information Technology 1 min, 0.3 mi
Top Kids Christian Academy Private School 3 min, 1.0 mi
Nearest is not the same as zoned. The schools above are the closest ones to Cates Addition 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 Seminole County Public Schools before it matters to a decision.
Places and drive times from Google, checked 18 September 2026. Businesses open and close; if something here has changed, tell me and I will correct it.
This page tracks what homes in Cates Addition actually sold for over the last twelve months, how long they took, and what moved the price. It is built from 2 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 September 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 Cates Addition
$257,500Median sale price
$142Median per square foot
254 daysMedian days to contract
2Homes sold in 12 months
Sale prices ran from $125,000 to $390,000, which is a wide spread and the reason a single neighborhood median is a starting point rather than an answer.
Homes priced right sold far faster
Median days to go under contract. Shorter is better.
Never reduced 1 sales, closed at 96.2% of asking21 days
Reduced at least once 1 sales, closed at 102.5% of the reduced price486 days
Sellers who priced correctly and held their number went under contract in a median 21 days. Sellers who had to reduce took 486 days and still closed at 102.5% of their already reduced price, after a typical cut of $45,000. Opening high costs time and money, in that order.
Seller concessions
50%Of sales included a seller credit
$15,000Typical credit when there was one
1 of 2Sales 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
VA 1 sales50%
Cash 1 sales50%
Cash was 50% 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 Cates Addition, 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 Cates Addition in Sanford, Seminole County, covering closed sales from 23 September 2025 through 18 September 2026, refreshed monthly and current as of September 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.
