Poinciana Village 1 Neighborhood 1 North vs Westview Villas
Two Osceola communities, compared on the numbers that decide it — price, pace, and supply — from live MLS data as of 2026-10-29.
| Metric | Poinciana Village 1 Neighborhood 1 North | Westview Villas |
|---|---|---|
| Median sale price | $278K | $230K |
| Price per sq ft | $157 | $147 |
| Avg days on market | 137 days | n/a |
| Months of supply | 4.1 mo | 0.0 mo |
| Market | Buyer-Leaning Market | Balanced Market (limited data) |
| 1-year price change | False | False |
| Recent closings | 29 | 29 |
The verdict
Poinciana Village 1 Neighborhood 1 North carries the higher median price — about 21% above Westview Villas.
Where each one is
Poinciana Village 1 Neighborhood 1 North and Westview Villas are about 2 miles apart (straight-line, center to center) and share Osceola County.
| Poinciana Village 1 Neighborhood 1 North | Westview Villas | |
|---|---|---|
| County | Osceola County, FL | Osceola County, FL |
| City / area | Kissimmee | Kissimmee |
| ZIP | 34758 | 34758 |
| FEMA flood zones (sampled parcels) | 85% of 20 homes outside a flood zone (Zone X) | not enough parcels sampled |
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
| Poinciana Village 1 Neighborhood 1 North | Westview Villas | |
|---|---|---|
| Homes for sale now | 10 | 0 |
| Under contract | 3 | 3 |
| Property types listed | Single Family Residence | - |
Live MLS counts, refreshed with every listing pull. Browse them: Poinciana Village 1 Neighborhood 1 North homes for sale · Westview Villas homes for sale.
The homes themselves
| Poinciana Village 1 Neighborhood 1 North | Westview Villas | |
|---|---|---|
| Homes (parcels) | 415 | n/a |
| Built | 1983–2024 (median 1995) | n/a |
| Typical living area | 1,882 sq ft | n/a |
| Homesteaded (owner-occupied) share | 54% | 0% |
| Vacant lots | 4 | 97 |
Housing-stock figures from the Florida Department of Revenue 2025 assessment roll (public records).
How each one trades
| Poinciana Village 1 Neighborhood 1 North | Westview Villas | |
|---|---|---|
| Sale-to-original-list | 94.7% | 96.1% |
| New-construction share of sales | 4% | 100% |
| Typical sold home | 1,559 sq ft | 1,562 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
| Poinciana Village 1 Neighborhood 1 North | Westview Villas | |
|---|---|---|
| Elementary | Deerwood Elem (Osceola Cty) | not reported |
| Middle | Discovery Intermediate | not reported |
| High school | Poinciana High School | not reported |
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, Westview Villas is the lower entry point (median $230K vs $278K).
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 Poinciana Village 1 Neighborhood 1 North more expensive than Westview Villas?
Yes, on recent sales: the median sale price in Poinciana Village 1 Neighborhood 1 North is $278,000 versus $230,000 in Westview Villas, about 21% higher.
How far apart are Poinciana Village 1 Neighborhood 1 North and Westview Villas?
About 2 miles straight-line, center to center, both in Osceola County; driving distance is usually 15 to 30 percent more.
Where do sellers get closer to asking price?
Westview Villas — sellers there received 96.1% of the original list price over the last 12 months versus 94.7% in Poinciana Village 1 Neighborhood 1 North.
Go deeper on each: Poinciana Village 1 Neighborhood 1 North homes, photos & schools · Westview Villas homes, photos & schools
Figures are aggregates from realMLS / DBAAR, updated regularly. Thinking about either? Talk to Momentum Realty.