Brack Ranch Ph 1
Homes for Sale in St Cloud, FL
True comps, carrying-cost math, and listings before the portals.
Price here is driven by newness and size more than location prestige. This is recent construction, with homes built between 2018 and 2024 and a median build year of 2024, and a median footprint near 2,498 square feet. At a median of $496,990 and roughly $235 per square foot, you are paying for current-code houses that have not yet accumulated deferred maintenance. Condition and finish level explain most of the spread; there is no legacy inventory dragging or lifting the number.
The posture is balanced, leaning neither hot nor cold. Median days on market sits at 35 and year-over-year pricing is essentially flat at -0.4 percent, so sellers should expect to negotiate rather than name a price, and buyers are not fighting a frenzy. With only 30 homes and 19 closings in the window, this is a thin dataset — one or two atypical sales can move the median, so treat any single comp with skepticism and lean on the full set.
Brack Ranch Ph 1 right now
🟡 Off the recent peak. The trailing-12-month median ($497K) is down 0.4% from the prior 12 months ($499K). With about a dozen 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 (19 and 11 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
Brack Ranch Ph 1 market snapshot (as of July 13, 2026): the median sale price is about $497K ($235 per sq ft over the trailing 12 months of closed sales), and a median 35 days on market for closed sales. The trailing-12-month median is down 0% from the prior 12 months, computed from record-level Stellar MLS closed sales (19 closings in the current window).
Brack Ranch Ph 1 is a community of 30 homes in St Cloud, Osceola County, built between 2018 and 2024 (median 2024.0), with a median living area of about 2,498 square feet. 16% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Brack Ranch Ph 1 is a small, newly built pocket in St Cloud, Osceola County, where the housing stock is current and consistent rather than varied by era. The low homestead share suggests a meaningful portion of these homes are not owner-occupied primary residences, which is worth weighing if you want an owner-dominated street.
Who Brack Ranch Ph 1 is best for.
Best for
- Buyers targeting a mid-$490s budget who prefer newer construction over an older, cheaper alternative
- Buyers who value low near-term maintenance and current building code over character or lot maturity
- Buyers comfortable in a small community and willing to lean on individual comps rather than a deep sales history
Probably not for
- Buyers set on an established, owner-occupied street, given the roughly 15.5 percent homestead share
- Buyers wanting varied architecture or older homes, since the stock is recent and consistent
- Buyers needing a deep track record of comparable sales to price with confidence before committing
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 ($497K) IS the median in the snapshot above, and the move from 2025 ($499K) IS the -0.4% one-year change.
Windows contain 0 to 19 sales each (19 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 Brack Ranch Ph 1 buying strategy.
If we were buying in Brack Ranch Ph 1 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 Brack Ranch Ph 1.
A new-build community, priced by condition
Because nearly everything here dates to the recent construction cycle, the usual age-based value gaps do not apply. Differences in the median-adjacent prices come down to lot position, finish selections, and how much a given seller invested after closing. When comparing two listings, put the square footage and upgrade level side by side before you react to the asking price.
The homestead share of about 15.5 percent stands out. That points to a community where a sizeable share of homes may be held as second homes or rentals rather than primary residences. This is neutral information, not a knock — but it can affect resale timing, HOA dynamics, and the mix of listings you compete against. Ask us to pull the current owner-occupancy and rental picture before you commit.
The location and the amenities are priced into every listing in Brack Ranch Ph 1. 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 Brack Ranch Ph 1 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 (5.8). Basis: Recent Direction -0.4% year-over-year; Owner Commitment 16% owner-occupied; Pricing Power 100.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community this small, the reported median rests on just 19 closings across 30 homes, so headline stats are only a starting point. We read each comp individually — square footage, upgrades, lot, and days on market — and tell you when a number is an outlier rather than a trend. That matters most in a flat market at 35 days on market, where mispricing by either side costs real time and money.
Brack Ranch Ph 1 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 Brack Ranch Ph 1 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 Brack Ranch Ph 1 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Brack Ranch Ph 1, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Brack Ranch Ph 1 home worth?
Get a no-obligation home value based on real comparable sales in Brack Ranch Ph 1, 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 Brack Ranch Ph 1?
How long do homes in Brack Ranch Ph 1 take to sell?
How many homes are in Brack Ranch Ph 1?
What share of Brack Ranch Ph 1 is owner-occupied?
When were the homes in Brack Ranch Ph 1 built?
Do cash buyers compete in Brack Ranch Ph 1?
Who is the best real estate agent for Brack Ranch Ph 1?
How do I find a top St Cloud real estate agent who knows Brack Ranch Ph 1?
Can Momentum Realty connect me with an agent for Brack Ranch Ph 1?
Should you buy in Brack Ranch Ph 1?
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 34741/34771)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2024 (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 Brack Ranch Ph 1 fits the bigger picture — live prices, inventory, and Momentum Scores: