Condominium in SPECTRUM AT REUNION RESORT · No CDD on record · Built 2022
SPECTRUM AT REUNION RESORT · Reunion, FL 34747 · Osceola County
Listing data updated October 14, 2026 at 9:14 AM ET · checked against the MLS hourly
Listed by PREFERRED REAL ESTATE BROKERS (MLS) · Page maintained by Momentum Realty (EAB RE Investments LLC) · Brittany Brooks, broker of record
5Bedrooms
4Bathrooms
2,703Sq Ft
2022Year Built
$150Per Sq Ft
No CDD on recordFEMA Zone X5 bedrooms
How to read this page: MLS listing facts carry their source; everything else is labelled as a public record, a calculation, an estimate, or something to verify. Where local data is too thin to support a number, the page says so instead of guessing.
9% below
$/sq ft vs community
$150 here vs $164 median sold (12 mo)
Buyer leverage
Balanced market
1 days on market
Zone X
Flood risk
Minimal hazard per FEMA; ~125 ft elevation
$1k–$2k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
As of October 14, 2026, 7740 Sandy Ridge Drive #227 in Spectrum At Reunion Resort, Reunion is listed at $404,900 (2,703 sq ft, about $150 per sq ft). It came to market within the past week. Listing facts: built in 2022, HOA dues of $889/mo. The parcel maps to FEMA flood zone X, outside the special flood hazard area. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 2022 · 4 yrs
2,703 sq ft of living area
Listed at $404,900 — recent neighborhood median sale price ~$432,500 (nearby sales; deemed reliable, not an appraisal)
New to market
HOA $889/mo (per listing)
Listing description
About this home
Discover this spacious, modern 5-BEDROOM, 4-BATHROOM CONDO IN REUNION RESORT & GOLF CLUB. Its bright, LOFT-STYLE LAYOUT offers room to gather and room to unwind, whether you’re looking for a full-time residence or a Florida getaway. The main level features an open living area, a modern kitchen with ample storage, and two bedrooms.
Upstairs, you’ll find three additional bedrooms and a second living area ideal for relaxing or entertaining. A private terrace provides another inviting space to enjoy time outdoors. Located near Orlando’s theme parks, REUNION IS KNOWN FOR ITS THREE SIGNATURE GOLF COURSES DESIGNED BY JACK NICKLAUS, ARNOLD PALMER, AND TOM WATSON.
Explore the possibilities of owning a home in this sought-after destination. Rental options are subject to applicable community rules.
Description provided by PREFERRED REAL ESTATE BROKERS and reproduced from the MLS; not independently verified.
Listing courtesy of PREFERRED REAL ESTATE BROKERS · Listing agent: Yvonne Barrero · 407-440-4900Provided via the Stellar MLS Internet Data Exchange, as distributed by MLS GRID · Listings courtesy of Stellar MLS as distributed by MLS GRID · Listings courtesy of Stellar MLS as distributed by MLS GRID. · deemed reliable but not guaranteedIDX 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 by the MLS to be accurate.
Property facts & sources
Every fact, sourced
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
List price$404,900
Bed / bath5 / 4
Living area2,703 sq ft
Year built2022
Property typeCondominium
MLS #O6444302
Listing statusNew — 1 day on market
Public records & third-party data
FEMA flood zoneZone X
Ground elevation~125 ft
CountyOsceola
Estimated first-year tax~$5,400/yr
CDD assessmentNone on record
HOA$889/mo
Calculated estimates
Price per sq ft$150
Estimated monthly payment$3,699
Insurance (illustrative)$1k–$2k/yr
Comparable-sales median$432,500
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
Financing
Estimated monthly payment
$3,699/mo
Principal & interest $2,243/mo61%
Taxes $450/mo12%
Insurance $118/mo3%
HOA $889/mo24%
$3,699/mo at 20% down, 30-yr @ 7.4% · edit any field to update.
Estimate: asking price less the $50,000 homestead exemption × Osceola County rate (15.23 mills, county-average millage, 2025; verify with the property appraiser). Not a bill.
Current owner’s estimated bill $8,550/yr ($712/mo) — taxable value $561,100 × 15.23 mills
$3,150 less each year
(−37%)
The current taxable value ($561,100) is above the asking price. After a sale the assessment is typically set from market value, which here would be lower than the current taxable value, so the estimate is lower. Confirm with the county property appraiser — the appraiser, not the sale price, sets the assessment.
$561,100
Market value
$561,100
Assessed
$561,100
Taxable
Certified 2025 tax roll values for this parcel (Florida DOR). The roll gives values, not the bill; the current owner’s bill above is estimated from the taxable value.
Sources: Florida DOR certified tax roll (2025), Stellar MLS; millage: Florida TaxWatch 2025 How Florida Counties Compare (county-average millage); school portion estimated at ~42% of total, capped at 6.50 mills. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill; the county property appraiser and tax collector set the actual amount.
What it really costs to own 7740 Sandy Ridge Drive #227
The parts of the monthly number a mortgage calculator leaves out, from this listing's MLS record, the county tax roll, Citizens and FEMA. Property facts only.
Property tax
The current owner's bill is about $8,550/yr (certified county roll, taxable value × millage). Buy at the asking price of $404,900 and the first-year bill resets to about $5,400/yr (the parcel is matched to the certified roll; asking price less the $50,000 homestead exemption × 15.23 mills (county-average millage, estimate)); Save Our Homes caps later increases at 3%/yr.
CDD / special assessments
This listing reports $2,763/yr in CDD or special-district assessments on the tax bill (MLS, TaxOtherAnnualAssessmentAmount).
HOA dues
$889/month per the listing record. Dues cover what the association documents say they cover; ask for the budget and reserve study before you close.
Home and flood insurance
The average Citizens Property Insurance premium in Osceola County is $1,735/yr (2,188 policies, Citizens detail by county, April 2026); private-market quotes differ by roof age, wind mitigation and distance to the coast. The page's modeled range for this home is $1,000–$2,000/yr; neither is a quote. Flood: this address maps to FEMA zone X, outside the high-risk zone; flood insurance is optional but most lenders and insurers recommend it. Statewide, a zone X flood policy runs about $500–$700/yr (FEMA Risk Rating 2.0 averages, not a quote).
Roof and age
Built in 2022. A newer roof and current wind-mitigation features usually mean the lower end of insurance quotes; ask for the wind-mitigation form.
Estimated carrying cost at the asking price, before the mortgage: about $1,714/month (tax $450, CDD $230, HOA $889, insurance $145). An estimate from the sources above, not a quote; the monthly-cost calculator on this page adds the loan.
Estimated ownership costs
Estimated costs & disclosures
Estimated ownership costs for general information. Confirm each with the county, your lender, and an insurer. See data & estimate notes.
CDD assessment
None on record
No CDD assessment appears in our records for this community. CDD assessments show on the county tax bill — confirm with the tax collector.
Insurance (illustrative range)
$1k–$2k/yr
An illustrative modeled range, not based on carrier underwriting and not a quote. Florida premiums vary significantly by roof age, wind-mitigation features, claims history, and carrier — a real quote can land well outside this range. Flood insurance not federally mandated (Zone X). Get a quote from a licensed insurer before relying on any figure.
HOA
$889/mo
Per the MLS listing. Confirm exact dues and what they include with the association.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Zone X
From the FEMA National Flood Hazard Layer. In this zone lender-required flood insurance is generally not mandated; confirm for the parcel.
Ground elevation
~125 ft
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
Premiums and coverage vary by home (roof age, wind mitigation, claims history); obtain a quote from a licensed insurer.
Hazard risk
Natural hazard risk
FEMA National Risk Index for Osceola County, FL: overall Relatively Moderate. Ratings compare this county with every county in the United States for expected annual loss from each hazard.
HurricaneRelatively High
Inland floodingRelatively Moderate
Heat waveRelatively Low
WildfireRelatively Moderate
TornadoRelatively High
LightningVery High
Strong windVery High
DroughtRelatively Low
HailVery Low
Cold waveRelatively Low
Source: FEMA National Risk Index (county level, hazard risk ratings only). Ratings describe the county, not this parcel; the flood zone shown above is parcel-specific. Verify insurance requirements with your lender and agent.
Connectivity
Internet & broadband
Fiber
Check availability
Address-level fiber service is not confirmed for this home. Check the FCC National Broadband Map (broadbandmap.fcc.gov) or the provider for this address.
Cable
Check availability
Cable broadband is common in Florida and Georgia towns but not confirmed for this address; verify with the provider.
Fixed wireless / satellite
Check availability
5G home internet and satellite service depend on the exact location; check coverage for this address.
Momentum Research · Spectrum At Reunion Resort
Pricing & the Spectrum At Reunion Resort market
How this home is priced against recent nearby sales, and where Spectrum At Reunion Resort has been over 25 years. Momentum Research analysis of Stellar MLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
This home’s $/sq ft vs. nearby sales
List $/sq ft against recent nearby closed sales; the community median is marked.
Property timeline
This home’s history
2022BuiltPer public record
Sep 25, 2026First seen on movewithmomentum.comObserved at $404,900
NowActiveCurrently for sale
Build year is from public record. The MLS list date is approximate (today minus the cumulative days on market the MLS reports, which can span relistings). Other milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Transparency
Price & listing history
Listed for $404,900Momentum Realty · on market 1 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
How it stacks up
Comparable recent sales
4 closed sales within about 3 miles in the last 18 months — same property type, living area within 30% of this home. Sold prices are MLS closed-sale records, deemed reliable but not guaranteed.
Sold Oct 2025
$420,000
7770 SANDY RIDGE DRIVE #201, REUNION
4 / 3.5 bd/ba · 2,630 sq ft · $160/sq ft
Courtesy of PROFESSIONAL REAL ESTATE TEAM · View details →
Courtesy of IMAGINATION REALTY, INC · View details →
Median of these 4 sales: $432,500 ($164/sq ft). Stronger local evidence. Shown for general reference only — not an appraisal or a statement of this home’s value.
The Messtimate™ · automated estimate
The Messtimate
Our automated estimate of the likely sale-price range for this home — modeled from recent closed sales nearby adjusted to today's market, a local size-and-age model, and the county tax roll. It is an estimate, not an appraisal, not market value, and not an offer. A licensed agent's CMA sees the condition, the lot, and the live market that a model can't.
$414,500the mess$463,600
Directional estimate — built from 4 comparable closed sales within about 3 miles (same property type, closed within the last 18 months, each adjusted to today's market).
Track record: across 2,975 recent closed sales we scored, the closed price landed inside the Messtimate range 57% of the time; median miss 9.6% (closed sales statewide, FL + GA feeds that permit an automated estimate). Re-scored weekly; last 2026-10-14.
Actual list price: $404,900 ($150/sq ft) — the seller's asking price is not an input to this range; compare the two.
A 12% spread on the same house — here is what a model can't see:
Condition & updates — a renovated kitchen or new roof vs. dated finishes can swing value six figures.
The lot & views — a premium golf, water, or preserve lot vs. a road-facing one.
Carrying costs & concessions — this home carries HOA dues of $889/mo; insurance, CDD/HOA and seller-paid buydowns change what a buyer actually pays.
And what the live market is doing right now:
1 active listing competing
Want a property-specific value from a licensed agent? A Momentum Realty agent will do a real, free comparative market analysis — walking the home, the lot, the condition, and the live market.
Methodology: 20th–80th percentile band combining time-adjusted $/sq ft of comparable closed sales (4); MLS closed-sale records. Automated valuation model output for general information only — not an appraisal, not market value, not an offer, and not reviewed by a licensed appraiser. Updated October 14, 2026.
Momentum Scores
Momentum Property Score
77/100
Strongest on: Flood safety (95), Insurance cost (80)
0 limited50100 exceptional
77/100 is strong across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Price vs area71
This home $150/sq ft vs the community 12-month median $164/sq ft.
Affordability61
List price $404,900 vs the community median $432,500. Not a measure of personal affordability.
Flood safety95
FEMA Zone X, ~125 ft elevation. Verify the parcel with FEMA.
Insurance cost80
From FEMA Zone X and a 2022 build. Obtain a property-specific quote.
Coverage: 4 of 8 indicators had valid data for this home; indicators without data are left out, not scored as zero. Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent comparable sales. They do not measure property condition, quality, or investment suitability, and they are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
Momentum Research
The Momentum read
🟡 Asking $150 per square foot, about 9% below the community’s $164 median. Spectrum At Reunion Resort’s 12-month median sold price per square foot is $164. MLS facts: Stellar MLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
Updated October 14, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Seen enough photos?
Want to see 7740 SANDY RIDGE DRIVE #227?
Tell us when works for you and a local agent will reach out to arrange a showing and answer your questions about this home.
Listed by PREFERRED REAL ESTATE BROKERS · MLS # O6444302
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Keep looking
Similar homes for sale near SPECTRUM AT REUNION RESORT
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Sep 2026 · Development
Orange County commissioners approve Tuscana land use plan in Shingle Creek Basin on 4-3 vote
Commissioners voted 4-3 to approve the Tuscana land use application from Shingle Creek Co-Owners LLC and Geyer Development, reversing a unanimous rejection in May 2025. The plan includes more than 1,000 hotel rooms, about 4,000 apartments and commercial buildings, with conditions for a raised road, flood mitigation and wetland protection. The developer projects thousands of jobs at full build-out.
Why it matters: The approval could add substantial rental housing, hotel capacity and commercial space in the Shingle Creek area, while flood-mitigation conditions will shape how and when it is built. The site is about 5 miles east of Spectrum At Reunion Resort.
CFX holds public meetings on 14-mile toll road through part of Split Oak Forest
The Central Florida Expressway Authority held public meetings on Sept. 16 and 17 for a 14-mile road from State Road 417 near Boggy Creek Road in Orange County to Nova Road in Osceola County. CFX says portions could begin construction next year and that the road would ease traffic on Narcoossee Road. The agency faces a legal challenge from Orange County and is pursuing an eminent domain case.
Why it matters: If built, the road would add a new east-west route between Lake Nona and St. Cloud, changing commute options and access to east Orange and Osceola land. The project is about 22 miles east of Spectrum At Reunion Resort, elsewhere in Osceola County.
Lake County approves 2,241-acre Panther Run rezoning for up to 2,624 homes near Clermont
The Lake County Commission voted 3-1 on Sept. 1 to rezone about 2,241 acres in the Wellness Way area, north of Sawgrass Bay Boulevard, for GT Homes. The planned unit development allows up to 2,624 residential units and more than 1 million square feet of non-residential space, with sites reserved for a future public high school and public safety facilities. Plans include extending County Road 455 and about 11 miles of public trails.
Why it matters: The plan adds long-term housing supply, employment space and new connector roads in south Lake County, with infrastructure planned ahead of residential growth. The site is about 8 miles west of Spectrum At Reunion Resort.
Plans for Mattel indoor water park near Lake Buena Vista Factory Stores expand to 13 acres
Updated plans for the site off State Road 535 show a 95,000-square-foot indoor water park designed by Martin Aquatic, a separate 45,000-square-foot entertainment building and nearly 900 parking spaces. The tower height rises to as much as 100 feet and still needs Orange County approval. About 200 jobs are expected, and no opening date has been announced.
Why it matters: The project would add visitor attractions, dining and roughly 200 jobs near the State Road 535 corridor, with added traffic and parking demand nearby. The site is about 2 miles east of Spectrum At Reunion Resort.
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Schools currently assigned to this address in Osceola County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
School zoningThis address is in the Osceola County School District. Specific elementary, middle, and high-school assignments vary by street and can change. Confirm current zoning with the district before relying on it.
Items worth confirming for 7740 Sandy Ridge Drive #227, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 2022: confirm the roof and HVAC install dates and whether any builder or manufacturer warranty transfers.
Condominium: request the association's budget, reserves, the most recent milestone or structural inspection report, and two years of meeting minutes before relying on the dues.
FEMA flood zone X: flood insurance is not usually required, but get a quote anyway — FEMA reports roughly one in four flood claims come from outside high-risk zones.
Get a homeowners insurance quote for this specific address in Osceola County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
Listed living area is 2,703 sq ft: verify it against the property appraiser's record and measure before relying on it.
Order a survey to confirm lot boundaries and easements.
Review permit history with the county.
Property taxes: the estimate on this page (about $5,400/yr) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $3,150 less per year than the current owner’s estimated bill (−37%). Exemptions and portability change the actual bill — confirm with the county property appraiser.
Confirm school zoning directly with the district.
Provenance
Data sources & freshness
Listing record
Stellar MLS, checked against the MLS hourly (last: October 14, 2026)
Comparable sales
Stellar MLS closed sales within about 3 miles, last 18 months, as of September 20, 2026
Flood zone & elevation
FEMA flood maps + USGS elevation (Zone X shown above)
Taxes & monthly cost
Certified county tax roll (parcel-matched) × county millage; an estimate, not a bill
Insurance figure
Modeled estimate; obtain a real quote before offering
Schools
2025-26 district assignments; verify with the district
Momentum Research lines are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Answered before you ask
Frequently asked questions
How big is 7740 Sandy Ridge Drive #227 and when was it built?
Per the listing record, 7740 Sandy Ridge Drive #227 was built in 2022 and has 2,703 sq ft of living area, 5 bedrooms and 4.0 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 7740 Sandy Ridge Drive #227 in?
7740 Sandy Ridge Drive #227 is in Spectrum At Reunion Resort in Reunion, Osceola County. The comparable-sales section on this page shows recent closed sales nearby from the same MLS data.
Does 7740 Sandy Ridge Drive #227 have an HOA, and how much are the dues?
The listing reports HOA dues of $889 per month. Dues, what they cover, and the community's rules should be confirmed from the association's current documents before relying on them.
Why might property taxes on 7740 Sandy Ridge Drive #227 differ from the current owner's?
The estimate on this page (about $5,400 per year) assumes reassessment at the list price less the homestead exemption. Estimated buyer taxes are about $3,150 less per year than the current owner’s estimated bill (−37%). Florida reassesses a home after it sells; for a homesteaded seller the Save Our Homes cap on their assessment does not transfer, and a buyer's own exemptions and portability are applied separately, so the two bills usually differ. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 7740 Sandy Ridge Drive #227 in a flood zone?
The FEMA flood map places this parcel in Zone X, outside the special flood hazard area, so flood insurance is not usually required by a lender. It is still available and worth quoting; confirm the parcel's status with FEMA and your insurer.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
Ready when you are
See 7740 SANDY RIDGE DRIVE #227 in person
Private tours available 7 days a week, in person or by live video walkthrough. Request a tour or send a question and a licensed Momentum Realty agent will follow up.
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply county millage to the list price (less the homestead exemption where the parcel is matched to the certified roll) and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email and we will review and correct or remove it promptly.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
MLS / IDX. The data relating to real estate for sale on this web site comes in part from the Internet Data Exchange (IDX) program of the Stellar MLS Internet Data Exchange, as distributed by MLS GRID. Real estate listings held by brokerage firms other than Momentum Realty are marked with the listing broker's name and include the name of the listing agent. Data provided is deemed reliable but is not guaranteed by the MLS to be accurate. The information being provided is 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. Source: Stellar MLS, as distributed by MLS GRID. Listings courtesy of Stellar MLS as distributed by MLS GRID. All rights reserved.
Sold price and details are from public records and the MLS, deemed reliable but not guaranteed. Shown for comparison only — not an appraisal or a statement of this home's value.
