Amber Pointe Unit 2
Homes for Sale in Kissimmee, FL
True comps, carrying-cost math, and listings before the portals.
Amber Pointe Unit 2 is a tight-band community: every home was built between 2006 and 2010, with a median year built of 2008. That construction window matters more than any single feature — it means buyers are comparing homes of similar age, similar systems life, and similar layout eras rather than a scattered mix of decades. At a median price of $290,000 and roughly $185.66 per square foot on a median home size of 1,827 square feet, pricing here tracks fairly closely to the build era rather than to individual upgrades or added amenities.
The bigger signal right now is pace, not price. A median 114 days on market is long, and it tells you this is not a community where homes move quickly once listed. Sellers should expect a longer runway and price accordingly from day one rather than testing the market high. Buyers get the benefit of that timeline — more room to negotiate, more time to inspect, less pressure to waive contingencies.
The 60-Second Overview
Amber Pointe Unit 2 market snapshot (as of July 13, 2026): the median sale price is about $290K ($186 per sq ft over the trailing 12 months of closed sales), and a median 114 days on market for closed sales.
Amber Pointe Unit 2 is a community of 145 homes in Kissimmee, Osceola County, built between 2006 and 2010 (median 2008), with a median living area of about 1,827 square feet. 61% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Amber Pointe Unit 2 is a 145-home Kissimmee community built out entirely between 2006 and 2010, giving it a consistent age profile rather than the mixed-vintage feel of older subdivisions nearby.
Who Amber Pointe Unit 2 is best for.
Best for
- Buyers targeting a home built in the 2006-2010 window who want predictable construction-era comps
- Buyers comfortable with a longer purchase timeline in exchange for negotiating room
- Buyers prioritizing living space and lot over shared community amenities
Probably not for
- Buyers who want a clubhouse, pool, or other on-site amenity as part of the purchase
- Sellers needing a fast sale — the median 114-day timeline argues against tight closing deadlines
- Buyers wanting a wide mix of home vintages to choose from within one community
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 13 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($290K) IS the median in the snapshot above.
Windows contain 0 to 3 sales each (3 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 %s through %s. Deemed reliable but not guaranteed.
The Amber Pointe Unit 2 buying strategy.
If we were buying in Amber Pointe Unit 2 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 Amber Pointe Unit 2.
A single-era community with no listed amenities
There's no community amenity package showing up in current MLS listings for Amber Pointe Unit 2 — no clubhouse, pool, or gated feature to price in. That absence is worth naming plainly: the value proposition here is the house and the lot, not a shared recreation package. Buyers paying attention to price per square foot should treat the $185.66 median as reflecting home condition and finish level, not amenity access.
The homestead share of 61.4% is a useful read on how the neighborhood is being used. A majority of homes here are owner-occupied under homestead exemption, which points to a community used primarily as a place to live rather than a heavily rental or short-term-investment pocket. That tends to translate into steadier upkeep expectations at the block level, though buyers should still verify condition property by property — a 2006-2010 build means most homes are entering the age where roofs, water heaters, and A/C systems start becoming a real part of the conversation.
The location and the amenities are priced into every listing in Amber Pointe Unit 2. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With a median 114 days on market, pricing strategy and patience both matter more than usual in Amber Pointe Unit 2. We track the small closings sample here closely — three months of transaction data is not a lot to work with — and we walk sellers through realistic timeline expectations up front instead of overpricing and re-listing later. For buyers, we know which of the 145 homes are aging toward major system replacements versus which have already been updated, and we negotiate on the extra time this market gives you.
Amber Pointe Unit 2 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 Amber Pointe Unit 2 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 Amber Pointe Unit 2 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Amber Pointe Unit 2, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Amber Pointe Unit 2 home worth?
Get a no-obligation home value based on real comparable sales in Amber Pointe Unit 2, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Amber Pointe Unit 2?
How long do homes in Amber Pointe Unit 2 take to sell?
How many homes are in Amber Pointe Unit 2?
What share of Amber Pointe Unit 2 is owner-occupied?
When were the homes in Amber Pointe Unit 2 built?
Who is the best real estate agent for Amber Pointe Unit 2?
How do I find a top Kissimmee real estate agent who knows Amber Pointe Unit 2?
Can Momentum Realty connect me with an agent for Amber Pointe Unit 2?
Should you buy in Amber Pointe Unit 2?
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 July 13, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 34744)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2016 (9 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.
Own a home here?
You just read the data. Now see what your home is worth.
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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