Brack Ranch vs The Landing's at Live Oak
Two Osceola communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-09-19.
| Metric | Brack Ranch | The Landing's at Live Oak |
|---|---|---|
| Median sale price | $419K | $439K |
| Price per sq ft | $222 | $180 |
| Avg days on market | 59 days | 38 days |
| Months of supply | 1.3 mo | 2.1 mo |
| Market | Strong Seller's Market | Seller's Market |
| 1-year price change | False | False |
| Recent closings | 92 | 28 |
The verdict
The Landing's at Live Oak carries the higher median price — about 5% above Brack Ranch. Homes in The Landing's at Live Oak sell faster (38 days on market vs 59). Brack Ranch is the tighter market on inventory (1.3 months of supply).
Where each one is
| Brack Ranch | The Landing's at Live Oak | |
|---|---|---|
| County | Osceola County, FL | Osceola County, FL |
| City / area | St Cloud | St Cloud |
| ZIP | 34741, 34771 | 34771 |
| FEMA flood zones (sampled parcels) | all 32 sampled homes outside a flood zone | all 19 sampled homes outside a flood zone |
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 | The Landing's at Live Oak | |
|---|---|---|
| Homes for sale now | 10 | 5 |
| Under contract | 12 | 5 |
| Asking prices today | $348K to $544K | $373K to $572K |
| Listed in the last 7 days | 8 | 5 |
| Property types listed | Single Family Residence | Single Family Residence |
Live MLS counts, refreshed with every listing pull. Browse them: Brack Ranch homes for sale · The Landing's at Live Oak homes for sale.
The homes themselves
| Brack Ranch | The Landing's at Live Oak | |
|---|---|---|
| Homes (parcels) | 16 | n/a |
| Built | 2024–2024 (median 2024) | n/a |
| Typical living area | 2,095 sq ft | n/a |
| Homesteaded (owner-occupied) share | 2% | 0% |
| Vacant lots | 234 | 221 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
How each one trades
| Brack Ranch | The Landing's at Live Oak | |
|---|---|---|
| Sale-to-original-list | 100.0% | 95.7% |
| New-construction share of sales | 89% | 100% |
| Typical sold home | 2,090 sq ft | 2,352 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 | The Landing's at Live Oak | |
|---|---|---|
| Elementary | Narcoossee Elementary | Hickory Tree Elem |
| Middle | Narcoossee Middle | Harmony Middle |
| High school | Tohopekaliga High School | Harmony High |
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, Brack Ranch is the lower entry point (median $419K vs $439K). Sellers get a faster sale in The Landing's at Live Oak (38 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 The Landing's at Live Oak more expensive than Brack Ranch?
Yes, on recent sales: the median sale price in The Landing's at Live Oak is $439,000 versus $419,000 in Brack Ranch, about 5% higher.
Where do sellers get closer to asking price?
Brack Ranch — sellers there received 100.0% of the original list price over the last 12 months versus 95.7% in The Landing's at Live Oak.
What high schools serve Brack Ranch and The Landing's at Live Oak?
Listings in Brack Ranch most often report Tohopekaliga High School; listings in The Landing's at Live Oak report Harmony High. Zoning is set by the district and can change - verify by address.
Go deeper on each: Brack Ranch homes, photos & schools · The Landing's at Live Oak homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.