9270 ROYAL ESTATES BOULEVARD, ORLANDO, FL, 32836
Active14 days on marketListed Jul 10, 2026MLS #O6423975
About this home
9270 ROYAL ESTATES BOULEVARD
Nestled within the highly sought-after Royal Estates community by Pulte Homes, this exceptional five-bedroom, five-bathroom residence offers an elegant blend of luxury, comfort, and location. Perfectly positioned on a premium waterfront homesite, the home showcases tranquil water views that create a stunning backdrop for everyday living. Designed with both comfort and entertaining in mind, the home features a private office, a desirable possible in-law suite, an extended covered lanai, gourmet chef’s kitchen, and French doors that seamlessly connect the interior living spaces to the outdoors. At the heart of the home is the impressive family room, where soaring double-height ceilings frame picturesque views across the pool and water beyond, filling the space with natural light and creating a true sense of openness. The outdoor living experience is equally impressive, with a sparkling pool overlooking the water, providing the perfect setting to relax, unwind, or entertain guests while enjoying the peaceful surroundings. The three-car garage offers ample storage, including ceiling-mounted storage racks and a Tesla Wall Connector already installed. The home is also fully equipped with smart home technology, allowing app-based control of the garage doors, HVAC systems, pool equipment, lighting, cameras, and security system, while Cat6 wiring throughout ensures it is ready for the next generation of high-speed connectivity. Residents of Royal Estates enjoy access to outstanding community amenities, including a resort-style pool, covered seating and gathering areas, and a playground. Ideally located just minutes from downtown Windermere and Disney’s Magic Kingdom, the home offers convenient access to upscale shopping, dining, major roadways, and Central Florida’s world-renowned attractions. Families will appreciate the proximity to some of the area’s top-rated A-rated public schools, as well as highly regarded private schools including Windermere Preparatory School and Foundation Academy. Combining beautiful water views, exceptional living spaces, outstanding schools, and a premier location, this home offers an outstanding opportunity to enjoy the very best of the Windermere lifestyle.
Facts & features
The home at a glance
5
Bedrooms
5
Bathrooms
4,305
Sqft
0.17 ac
Lot size
3
Garage
2018
Year built
Two
Levels
$290
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.
$8,900 /mo · 10% down Conventional, 30-yr fixed at 6%
The assumptions
Above the FHA loan limit for our service areas, so Conventional is the default. VA buyers: switch below — $0 down.
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
FHA isn’t available at this price — the loan would exceed the $541,287 FHA limit for our service areas.
Estimated payment
$8,900/mo
Includes estimated PMI — it drops off once you reach 20% equity. 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
−18%
$/sqft vs Orlando actives
$290 vs $237
Days on market
14 vs 34 typical
Where $290/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.
The investor lens
Two ways this home pays
This home sits inside Lakeside Village, a community zoned to allow true short-term rentals — so it can earn as a nightly rental or a traditional lease. Here’s how the two paths compare.
Short-term rental · projected
$68,503/yr gross
Projected nightly rate, occupancy and annual revenue for this exact home.
Long-term rental
$2,000/mo median
Live Orlando rental listing data — this home’s rate depends on size, condition and furnishing.
The Florida short-term market
▼ Softening37%
Occupancy
▼ 29% yr/yr
$218
Avg nightly rate
▼ 17% yr/yr
$16K/yr
Revenue per listing
$80
RevPAR
43 days
Booking lead time
5.2 nights
Avg stay
14
Typical min nights
19
Active rentals
▲ 5% supply
Seasonality — monthly occupancy
Peaks at 53% in Mar · bottoms at 28% in Jan
Last 12 months of data, January–December, bars scaled to the seasonal peak. Market-wide averages across all home sizes in Florida — the projection above is specific to this home’s size.
Where it sits
Inside Lakeside Village
Drive times from this address
Estimated driving times, typical traffic. Data © OpenStreetMap contributors.
Lakeside Village is a short-term-rental community. See the full guide →
Lakeside Village — neighborhood snapshot
Population
19,390
Median age
36
Median income
$123,605
Median home value
$489,452
Avg household
3
Households w/ children
2,897
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 → $405K
Orlando median sold, yr/yr
97.0%
Sale-to-list ratio (12 mo)
149 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 35% above the ORLANDO 32836 median. See the full Orlando market guide →
Paper trail
This home's history
Reality check
What actually sold near 9270 ROYAL ESTATES BOULEVARD
Asking prices are opinions — closed sales are facts. The most comparable homes that actually changed hands nearby in the last twelve months.
Sold · Mar ’26$1,250,000
9253 ROYAL ESTATES BOULEVARD · same community
5 bd · 5 ba · 4,362 sqft · $287/sqft · 2 DOM
Sold · Mar ’26$1,030,000
9331 ROYAL ESTATES BOULEVARD · same community
4 bd · 4 ba · 4,232 sqft · $243/sqft · 103 DOM
Sold · Feb ’26$584,500
9605 ROYAL ESTATES BOULEVARD · same community
4 bd · 2 ba · 2,000 sqft · $292/sqft · 2 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
Steeve Cadeau
REALTOR® · CENTURY 21 Edge
Tours, negotiation, and every question about 9270 ROYAL ESTATES BOULEVARD — start here.
Your lender
Andrew Acosta
Acosta Home Loans with PRMG · NMLS #1468866
Pre-approval, rates, and the real monthly number for 9270 ROYAL ESTATES BOULEVARD — before you fall in love.
See it in person
Schedule a tour
Pick a day that works — this goes straight to Steeve's phone and CRM.
Straight answers
9270 ROYAL ESTATES BOULEVARD FAQs
What would the monthly payment be for 9270 ROYAL ESTATES BOULEVARD?+
With 10% down on a 30-year Conventional loan at 6%, the all-in payment lands around $8,900/mo — principal and interest, the actual property-tax bill, the $159/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 9270 ROYAL ESTATES BOULEVARD?+
The association fee works out to $159 per month. Ask us for the full association documents — they spell out exactly what the fee covers.
What are the property taxes on 9270 ROYAL ESTATES BOULEVARD?+
The most recent tax bill on record (2025) was $16,409. A new owner's bill can differ once the sale price resets the assessed value — we can walk you through what to expect.
Can 9270 ROYAL ESTATES BOULEVARD be rented short-term?+
Yes — this home sits inside Lakeside Village, a community zoned to allow short-term rentals. Nightly-rental income could change the math on this purchase entirely; request a free rental income analysis and our team will prepare projections for this exact home.
Are pets allowed at 9270 ROYAL ESTATES BOULEVARD?+
The listing reports pets: Cats OK, Dogs OK. 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 $1,250,000, this home is listed about 221% above the Orlando median of $390,000. The market section on this page shows how the area is trending.
Which schools are assigned to 9270 ROYAL ESTATES BOULEVARD?+
Bay Lake Elementary (elementary), Horizon West Middle (middle), Windermere High (high) — Orange County School District. Always verify school assignments with the district before relying on them.
The brief
Four things that matter here
01Positioned at the premium end
$1,250,000 runs 35% above the ORLANDO 32836 median — but at 4,305 sqft it's also nearly 3 times the size of the typical Orlando listing.
02Zoned for nightly rentals
Lakeside Village is one of the communities zoned to allow true short-term rentals — nightly income could change the math on this purchase entirely. Ask for the free rental analysis below.
03Your own pool
A private pool — the feature Florida buyers ask for first, already in the ground and included in the price.
04Strong assigned schools
Bay Lake Elementary, Horizon West Middle, Windermere High — Bay Lake Elementary rates 4 of 5. Always verify assignments with the district.
Keep looking
Similar homes nearby
Listing courtesy of THE AGENCY FL · Andy Neal. MLS #O6423975.
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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