Brack Ranch vs Springhead Lakes 40s
Two Osceola communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-11-07.
| Metric | Brack Ranch | Springhead Lakes 40s |
|---|---|---|
| Median sale price | $461K | $453K |
| Price per sq ft | $229 | $200 |
| Avg days on market | 67 days | 41 days |
| Months of supply | 2.3 mo | 1.4 mo |
| Market | Balanced Market | Strong Seller's Market |
| 1-year price change | False | False |
| Recent closings | 89 | 26 |
The verdict
Brack Ranch carries the higher median price — about 2% above Springhead Lakes 40s. Homes in Springhead Lakes 40s sell faster (41 days on market vs 67). Springhead Lakes 40s is the tighter market on inventory (1.4 months of supply).
Where each one is
Brack Ranch and Springhead Lakes 40s are about 2 miles apart (straight-line, center to center) and share Osceola County.
| Brack Ranch | Springhead Lakes 40s | |
|---|---|---|
| County | Osceola County, FL | Osceola County, FL |
| City / area | St Cloud | St Cloud |
| ZIP | 34771 | 34771 |
| FEMA flood zones (sampled parcels) | all 27 sampled homes outside a flood zone | 47% of 17 homes outside a flood zone (Zone X) |
Distances are straight-line; driving distance is usually 15 to 30 percent more. Flood-zone shares come from FEMA flood maps matched to sampled parcels; always check the exact address before you close.
What is for sale today
| Brack Ranch | Springhead Lakes 40s | |
|---|---|---|
| Homes for sale now | 17 | 3 |
| Under contract | 5 | 9 |
| Asking prices today | $340K to $616K | $432K to $485K |
| Listed in the last 7 days | 14 | 3 |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Brack Ranch homes for sale · Springhead Lakes 40s homes for sale.
The homes themselves
| Brack Ranch | Springhead Lakes 40s | |
|---|---|---|
| Homes (parcels) | 3 | 216 |
| Built | 2024–2024 (median 2024) | 1981–2024 (median 2022) |
| Typical living area | 2,498 sq ft | 2,351 sq ft |
| Homesteaded (owner-occupied) share | 1% | 20% |
| Vacant lots | 238 | 29 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
How each one trades
| Brack Ranch | Springhead Lakes 40s | |
|---|---|---|
| Sale-to-original-list | 100.0% | 100.6% |
| New-construction share of sales | 89% | 100% |
| Typical sold home | 2,063 sq ft | 2,462 sq ft |
Last 12 months of recorded closings; sale-to-original-list is the share of the first asking price sellers actually got.
Schools the listings are zoned for
| Brack Ranch | Springhead Lakes 40s | |
|---|---|---|
| Elementary | Narcoossee Elementary | Neptune Elementary |
| Middle | Narcoossee Middle | Neptune Middle (6-8) |
| High school | Tohopekaliga High School | Gateway High School (9 12) |
The school most often recorded on each community's MLS listings. Always confirm a specific address with the district.
Which one fits
On budget alone, Springhead Lakes 40s is the lower entry point (median $453K vs $461K). Buyers who want newer construction (fewer near-term roof, HVAC and re-plumb items, and easier insurance quotes in Florida) will find it in Brack Ranch; Springhead Lakes 40s trades that for a more established street and, typically, larger lots. Sellers get a faster sale in Springhead Lakes 40s (41 days on market on average); buyers get more negotiating room where homes sit longer.
Neither number set decides it: drive both on a weekday evening, check the HOA documents and the flood zone for the exact street, and price the insurance before you write an offer. A Momentum agent who works both communities can pull the comparable sales for any two specific homes.
Questions people ask
Is Brack Ranch more expensive than Springhead Lakes 40s?
Yes, on recent sales: the median sale price in Brack Ranch is $461,000 versus $453,000 in Springhead Lakes 40s, about 2% higher.
How far apart are Brack Ranch and Springhead Lakes 40s?
About 2 miles straight-line, center to center, both in Osceola County; driving distance is usually 15 to 30 percent more.
Which has newer homes, Brack Ranch or Springhead Lakes 40s?
Brack Ranch: its homes were built 2024–2024 with a median year of 2024, versus a median of 2022 in Springhead Lakes 40s (Florida DOR assessment roll).
Where do sellers get closer to asking price?
Springhead Lakes 40s — sellers there received 100.6% of the original list price over the last 12 months versus 100.0% in Brack Ranch.
What high schools serve Brack Ranch and Springhead Lakes 40s?
Listings in Brack Ranch most often report Tohopekaliga High School; listings in Springhead Lakes 40s report Gateway High School (9 12). Zoning is set by the district and can change - verify by address.
Go deeper on each: Brack Ranch homes, photos & schools · Springhead Lakes 40s homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.