ALLAMANDA GRACE AT CRESCENT LAKES
Homes for Sale in KISSIMMEE, FL
True comps, carrying-cost math, and listings before the portals.
Allamanda Grace at Crescent Lakes is a compact, built-out pocket of 115 homes constructed between 2000 and 2005, with the typical home landing near 1,924 square feet. Because the housing stock is tight in age and size, price here is driven less by square footage and more by condition and updates. The median sits at $355,500, or about $203.84 per square foot, and the spread around that median reflects how much work a given home does or doesn't need.
The current posture is balanced and steady. A median of 22 days on market means well-prepared homes move in roughly three weeks, and year-over-year values are up 2.5% — modest, not frothy. For sellers, that means pricing to the median and presenting clean, updated interiors matters more than chasing a number. For buyers, it means you have a little room to be selective without the pressure of a runaway market.
ALLAMANDA GRACE AT CRESCENT LAKES right now
🟡 Still climbing. The trailing-12-month median ($356K) is up 2.5% from the prior 12 months ($347K). With about 1 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending August 2. Confidence: Low (5 and 4 sales in the two windows).
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Updated August 2, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
ALLAMANDA GRACE AT CRESCENT LAKES market snapshot (as of August 2, 2026): the median sale price is about $356K ($204 per sq ft over the trailing 12 months of closed sales), and a median 22 days on market for closed sales. The trailing-12-month median is up 2% from the prior 12 months, computed from record-level Stellar MLS closed sales (5 closings in the current window).
ALLAMANDA GRACE AT CRESCENT LAKES is a community of 115 homes in KISSIMMEE, Osceola County, built between 2000 and 2005 (median 2001), with a median living area of about 1,924 square feet. 59% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A small, early-2000s community in Kissimmee where homes are similar in vintage and footprint, so the real variable between listings is condition. Roughly 59% of homes carry a homestead exemption, pointing to a mix of owner-occupants and non-homesteaded owners.
Who ALLAMANDA GRACE AT CRESCENT LAKES is best for.
Best for
- Owner-occupants targeting a mid-$350s home around 1,924 square feet who value predictability over variety
- Buyers comfortable trading a large selection for a stable, low-turnover, built-out setting
- Value-minded buyers willing to weigh condition and updates carefully rather than paying top of market blind
Probably not for
- Buyers who want new construction or a broad range of floor plans and square footage
- Investors needing high listing volume and frequent turnover to source deals
- Buyers expecting rapid, outsized value gains rather than the modest 2.5% year-over-year movement seen here
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($356K) IS the median in the snapshot above, and the move from 2025 ($347K) IS the +2.5% one-year change.
Windows contain 0 to 5 sales each (5 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2010 through 2026. Deemed reliable but not guaranteed.
29% of homes for sale in ZIP 34758 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-08-01).
The ALLAMANDA GRACE AT CRESCENT LAKES buying strategy.
If we were buying in ALLAMANDA GRACE AT CRESCENT LAKES today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in ALLAMANDA GRACE AT CRESCENT LAKES.
A condition-driven price ladder
With just five closings in the recent window, this is a low-volume market, so any single sale carries weight in how the median reads. The homes are close in age and size, which strips out much of the noise you'd see in a mixed community — what remains is finish level, systems age, and updates. That makes an inspection and a careful comp read more important than usual here.
The homestead share of about 59% suggests a stable base of owner-occupants alongside a meaningful slice of non-homesteaded homes. For a buyer, that stability tends to show up in maintained exteriors and a settled feel. For a seller, it means your competition is finite and specific — knowing exactly which comparable homes are active is the whole game in a 115-home neighborhood.
The location and the amenities are priced into every listing in ALLAMANDA GRACE AT CRESCENT LAKES. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in ALLAMANDA GRACE AT CRESCENT LAKES buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (7.2). Basis: Recent Direction +2.5% year-over-year; Owner Commitment 59% owner-occupied; Pricing Power 98.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a 115-home community with only a handful of recent closings, the median only tells you so much — the difference between a strong price and a soft one is knowing which specific homes sold, in what condition, and why. We track this neighborhood at that level of detail, so whether you're pricing to sell in a roughly three-week market or trying to read whether a listing is fairly priced for its updates, you get a comp read that reflects the actual houses, not just the average.
ALLAMANDA GRACE AT CRESCENT LAKES in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA. Confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a ALLAMANDA GRACE AT CRESCENT LAKES buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed ALLAMANDA GRACE AT CRESCENT LAKES sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in ALLAMANDA GRACE AT CRESCENT LAKES, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your ALLAMANDA GRACE AT CRESCENT LAKES home worth?
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Frequently Asked Questions
What is the median home price in ALLAMANDA GRACE AT CRESCENT LAKES?
How long do homes in ALLAMANDA GRACE AT CRESCENT LAKES take to sell?
How many homes are in ALLAMANDA GRACE AT CRESCENT LAKES?
What share of ALLAMANDA GRACE AT CRESCENT LAKES is owner-occupied?
When were the homes in ALLAMANDA GRACE AT CRESCENT LAKES built?
Do cash buyers compete in ALLAMANDA GRACE AT CRESCENT LAKES?
Who is the best real estate agent for ALLAMANDA GRACE AT CRESCENT LAKES?
How do I find a top KISSIMMEE real estate agent who knows ALLAMANDA GRACE AT CRESCENT LAKES?
Can Momentum Realty connect me with an agent for ALLAMANDA GRACE AT CRESCENT LAKES?
Should you buy in ALLAMANDA GRACE AT CRESCENT LAKES?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 34758)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2010 (22 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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