Bellalago Ph 2N
Homes for Sale in Kissimmee, FL
True comps, carrying-cost math, and listings before the portals.
Price here is driven by size and condition, not by a wide menu of floor plans. This is a tight vintage of homes built between 2004 and 2006, with a median just over 3,200 square feet, so the median sits at $422,500 and roughly $180 per square foot. What separates one closing from the next is upkeep and updates, not age — the stock is essentially one era.
The current posture favors patient buyers. Homes are taking a median of 66 days to sell, and the year-over-year median is down 21.9%, so sellers should price to the current market rather than last year's memory. That softening, paired with a longer marketing window, gives a prepared buyer real room to negotiate on condition.
Bellalago Ph 2N right now
🔴 Off the recent peak. The trailing-12-month median ($422K) is down 21.9% from the prior 12 months ($541K). 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 July 13. Confidence: Low (4 and 6 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
Bellalago Ph 2N market snapshot (as of July 13, 2026): the median sale price is about $422K ($180 per sq ft over the trailing 12 months of closed sales), and a median 66 days on market for closed sales. The trailing-12-month median is down 22% from the prior 12 months, computed from record-level Stellar MLS closed sales (4 closings in the current window).
Bellalago Ph 2N is a community of 145 homes in Kissimmee, Osceola County, built between 2004 and 2006 (median 2005), with a median living area of about 3,204 square feet. 56% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Bellalago Ph 2N is a small, single-vintage pocket of 145 larger homes in Kissimmee, where most of the value question comes down to square footage and how well a given house has been maintained.
Who Bellalago Ph 2N is best for.
Best for
- Buyers who want maximum square footage and are willing to shop by condition around the $422,500 median
- Value hunters who can move on a motivated seller in a slower, longer-days-on-market stretch
- Owner-occupants comfortable with a limited, single-era set of floor plans
Probably not for
- Buyers looking for a smaller or lower-maintenance footprint than a 3,200-square-foot house
- Sellers who need a quick close and are anchored to last year's higher prices
- Buyers seeking new construction or a range of architectural styles
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 ($422K) IS the median in the snapshot above, and the move from 2025 ($541K) IS the -21.9% one-year change.
Windows contain 0 to 6 sales each (4 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 Bellalago Ph 2N buying strategy.
If we were buying in Bellalago Ph 2N 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 Bellalago Ph 2N.
A single-era section where condition sets the number
With every home built in a three-year span and a median size north of 3,200 square feet, this is a scale play. The median price of $422,500 works out to about $180 per square foot, which is a useful benchmark: homes that have been updated will justify a premium over that figure, while deferred-maintenance houses will trade below it. There is no cheap-versus-expensive tier here so much as a maintained-versus-neglected one.
Just over half the homes — a 55.9% homestead share — are owner-occupied, which tends to keep the housing stock in reasonable shape but also means turnover is limited. With only a handful of recent closings in the window, individual sales carry weight, and a single motivated seller can reset expectations quickly. Read the comps carefully rather than the headline median.
The location and the amenities are priced into every listing in Bellalago Ph 2N. 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 Bellalago Ph 2N 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 (4.3). Basis: Recent Direction -21.9% year-over-year; Owner Commitment 56% owner-occupied; Pricing Power 95.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A thin-transaction, single-vintage section rewards local reading over algorithms. We track condition, updates, and days-on-market house by house, so you are pricing against what the market is actually doing right now — a market down 21.9% year over year and sitting for a median of 66 days — not against a stale number. That matters whether you are trying to buy below the $180-per-square-foot line or sell without chasing the market down.
Bellalago Ph 2N 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 Bellalago Ph 2N 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 Bellalago Ph 2N sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bellalago Ph 2N, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bellalago Ph 2N home worth?
Get a no-obligation home value based on real comparable sales in Bellalago Ph 2N, 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 Bellalago Ph 2N?
How long do homes in Bellalago Ph 2N take to sell?
How many homes are in Bellalago Ph 2N?
What share of Bellalago Ph 2N is owner-occupied?
When were the homes in Bellalago Ph 2N built?
Do cash buyers compete in Bellalago Ph 2N?
Who is the best real estate agent for Bellalago Ph 2N?
How do I find a top Kissimmee real estate agent who knows Bellalago Ph 2N?
Can Momentum Realty connect me with an agent for Bellalago Ph 2N?
Should you buy in Bellalago Ph 2N?
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 34746)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2007 (27 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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