AUDUBON RESERVE
Homes for Sale in KISSIMMEE, FL
True comps, carrying-cost math, and listings before the portals.
Audubon Reserve is a tight, built-out pocket in Kissimmee — just 74 homes, all dating to a narrow 2005-2006 construction window, with a median size around 2,658 square feet. When the stock is this uniform, price is not driven by floor plan or vintage; it comes down to condition, updates, and how a specific home shows. At a median of $387,000, or roughly $139 per square foot, the spread between a tired original interior and an updated one is where the real negotiation happens.
The current posture leans toward buyers. Prices are off 6.7% year over year, and with a median of 20 days on market, homes are still moving without lingering. That combination — softer pricing but reasonable absorption — means sellers need to price to the current market rather than last year's, and buyers have room to be selective on condition without racing the clock. Note the sample is thin: this read rests on a short 3-closing window, so treat any single sale as directional, not definitive.
AUDUBON RESERVE right now
🟡 Off the recent peak. The trailing-12-month median ($387K) is down 6.7% from the prior 12 months ($415K). With about 2 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 (3 and 3 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
AUDUBON RESERVE market snapshot (as of August 2, 2026): the median sale price is about $387K ($139 per sq ft over the trailing 12 months of closed sales), and a median 20 days on market for closed sales. The trailing-12-month median is down 7% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 closings in the current window).
AUDUBON RESERVE is a community of 74 homes in KISSIMMEE, Osceola County, built between 2005 and 2006 (median 2005.0), with a median living area of about 2,658 square feet. 60% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A small, single-era community where nearly all homes share a mid-2000s build and generous square footage, so the buying decision turns on condition and updates rather than layout or age.
Who AUDUBON RESERVE is best for.
Best for
- Buyers prioritizing space around 2,600+ square feet at a median near $387,000
- Buyers willing to trade an aging original interior for a lower price and budget the updates
- Owner-occupants who value a stable, largely owner-held street over a high-turnover one
Probably not for
- Buyers wanting new construction or a variety of build years and layouts
- Buyers who need deep, plentiful comparable sales to feel confident on value
- Buyers seeking a move-in-ready home who won't consider updates or condition work
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 ($387K) IS the median in the snapshot above, and the move from 2025 ($415K) IS the -6.7% one-year change.
Windows contain 0 to 5 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 2008 through 2026. Deemed reliable but not guaranteed.
21% of homes for sale in ZIP 34746 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 AUDUBON RESERVE buying strategy.
If we were buying in AUDUBON RESERVE 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 AUDUBON RESERVE.
A uniform vintage where condition sets the price
With every home built in 2005 or 2006, systems and finishes are all aging on roughly the same schedule — roofs, HVAC, water heaters, and original interiors are reaching the point where updates start to separate one listing from the next. At a median just under $139 per square foot on homes averaging around 2,658 square feet, you are paying for space; the variable is how much work a given home still needs.
Homestead share sits near 59.5%, which points to a meaningful owner-occupant presence rather than a purely investor-held street. For a buyer, that stability is worth weighing against the softer year-over-year pricing. For a seller, the message is straightforward: presentation and completed updates are what justify the top of the range in a community where the bones are identical from house to house.
The location and the amenities are priced into every listing in AUDUBON RESERVE. 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 AUDUBON RESERVE 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 (6.0). Basis: Recent Direction -6.7% year-over-year; Owner Commitment 60% owner-occupied; Pricing Power 96.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a 74-home community with only a handful of recent closings, comparables are scarce and each sale carries weight — a single mispriced listing can distort the picture. We track this feed closely and read condition against price rather than leaning on thin averages, so buyers know what an update is actually worth and sellers price to where this specific market is, not where it was a year ago.
AUDUBON RESERVE 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 AUDUBON RESERVE 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 AUDUBON RESERVE sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in AUDUBON RESERVE, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your AUDUBON RESERVE home worth?
Get a no-obligation home value based on real comparable sales in AUDUBON RESERVE, 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 AUDUBON RESERVE?
How long do homes in AUDUBON RESERVE take to sell?
How many homes are in AUDUBON RESERVE?
What share of AUDUBON RESERVE is owner-occupied?
When were the homes in AUDUBON RESERVE built?
Do cash buyers compete in AUDUBON RESERVE?
Who is the best real estate agent for AUDUBON RESERVE?
How do I find a top KISSIMMEE real estate agent who knows AUDUBON RESERVE?
Can Momentum Realty connect me with an agent for AUDUBON RESERVE?
Should you buy in AUDUBON RESERVE?
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 34746)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2008 (30 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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See how AUDUBON RESERVE fits the bigger picture — live prices, inventory, and Momentum Scores: