Ballentrae Sub Ph 2
Homes for Sale in Riverview, FL
True comps, carrying-cost math, and listings before the portals.
Price in Ballentrae Ph 2 is driven by a fairly consistent housing stock. Homes here were built in a tight window from 2015 to 2018, with a median build year of 2017, and a median footprint around 2,366 square feet. That consistency is why the median lands at $420,000 and roughly $169 per square foot — you are largely comparing similar-vintage homes, so condition, updates, and lot position do most of the work separating one sale from the next.
The current posture favors patience on both sides. Median days on market sits at 84, and year-over-year pricing is essentially flat at -0.6%. For sellers, that means presentation and realistic pricing matter more than ever; the market is not bailing anyone out with fast bidding. For buyers, the longer marketing times give you room to negotiate and inspect without the pressure of a frenzy.
Ballentrae Sub Ph 2 right now
🟡 Off the recent peak. The trailing-12-month median ($420K) is down 0.6% from the prior 12 months ($422K). With about 8 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 July 13. Confidence: Medium (9 and 8 sales in the two windows).
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Updated July 13, 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
Ballentrae Sub Ph 2 market snapshot (as of July 13, 2026): the median sale price is about $420K ($169 per sq ft over the trailing 12 months of closed sales), and a median 84 days on market for closed sales. The trailing-12-month median is down 1% from the prior 12 months, computed from record-level Stellar MLS closed sales (9 closings in the current window).
Ballentrae Sub Ph 2 is a community of 311 homes in Riverview, Hillsborough County, built between 2015 and 2018 (median 2017), with a median living area of about 2,366 square feet. 63% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Ballentrae Ph 2 is a mid-2010s community of 311 homes in Riverview, where the relative uniformity of the housing stock makes it easier to read comparable sales and harder for any single listing to command a premium on age alone.
Who Ballentrae Sub Ph 2 is best for.
Best for
- Buyers targeting a mid-$400s budget who want a newer-construction home without building
- Buyers who value a predictable, similar-vintage housing stock for easier comparison shopping
- Buyers comfortable with a slower market who want negotiating room on condition and price
Probably not for
- Buyers needing to close quickly, given the 84-day median marketing time
- Buyers counting on near-term appreciation, given flat year-over-year pricing
- Buyers seeking older or architecturally varied homes outside the 2015-2018 window
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 ($420K) IS the median in the snapshot above, and the move from 2025 ($422K) IS the -0.6% one-year change.
Windows contain 1 to 17 sales each (9 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 Ballentrae Sub Ph 2 buying strategy.
If we were buying in Ballentrae Sub Ph 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 Ballentrae Sub Ph 2.
A consistent-vintage subdivision
With 311 homes built across just four years, this is a community where you know roughly what you are getting: floor plans and construction era are similar throughout, and the median home runs about 2,366 square feet. That works in a buyer's favor when evaluating value, because a wide swing in asking prices usually points to condition and finishes rather than fundamentally different homes.
About 63% of homes here carry a homestead exemption, which suggests a stock that turns over deliberately rather than churning. Combined with a 9-closing window and 84-day median marketing time, the practical takeaway is that inventory moves at a measured pace — good for buyers who want time to think, and a signal to sellers that pricing to the comps beats reaching.
The location and the amenities are priced into every listing in Ballentrae Sub Ph 2. 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 Ballentrae Sub Ph 2 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 (6.5). Basis: Recent Direction -0.6% year-over-year; Owner Commitment 63% owner-occupied; Pricing Power 95.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community this uniform, the difference between a strong sale and a stale listing comes down to reading condition against the comps correctly. We price to what the specific home offers, prep it to compete in an 84-day market, and — on the buy side — use the slower pace to negotiate on inspection findings and updates rather than overpaying in a rush.
Ballentrae Sub Ph 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 Ballentrae Sub Ph 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 Ballentrae Sub Ph 2 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Ballentrae Sub Ph 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 Ballentrae Sub Ph 2 home worth?
Get a no-obligation home value based on real comparable sales in Ballentrae Sub Ph 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 Ballentrae Sub Ph 2?
How long do homes in Ballentrae Sub Ph 2 take to sell?
How many homes are in Ballentrae Sub Ph 2?
What share of Ballentrae Sub Ph 2 is owner-occupied?
When were the homes in Ballentrae Sub Ph 2 built?
Do cash buyers compete in Ballentrae Sub Ph 2?
Who is the best real estate agent for Ballentrae Sub Ph 2?
How do I find a top Riverview real estate agent who knows Ballentrae Sub Ph 2?
Can Momentum Realty connect me with an agent for Ballentrae Sub Ph 2?
Should you buy in Ballentrae Sub Ph 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 (3 streets, ZIP 33579)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2021 (45 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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See how Ballentrae Sub Ph 2 fits the bigger picture — live prices, inventory, and Momentum Scores: