CUMBRIAN LAKES RESORT PH 01
Homes for Sale in KISSIMMEE, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
There is very little live sales data to lean on here right now: the closings window is a single recent closing, so treating any one number as a trend would be a mistake. What that means practically is that price in Cumbrian Lakes Resort Ph 01 is going to be driven by the specific home — its condition, its finishes, and whether it is set up as a resort-style rental or a standard residence — far more than by any community-wide average you might quote.
For a buyer, thin data cuts both ways: less comparable evidence gives you room to argue condition and negotiate on the merits, but it also means you should verify HOA rules, short-term rental eligibility, and carrying costs before you commit. For a seller, the same thinness means presentation and documentation carry the sale; you need to make the case for your specific home rather than ride a market wave that the numbers do not yet confirm.
CUMBRIAN LAKES RESORT PH 01 right now
🟡 Off the recent peak. The trailing-12-month median ($438K) is down 6.4% from the prior 12 months ($468K). With about 5 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: Medium (13 and 8 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
CUMBRIAN LAKES RESORT PH 01 market snapshot (as of August 2, 2026): the median sale price is about $438K ($177 per sq ft over the trailing 12 months of closed sales), and a median 70 days on market for closed sales. The trailing-12-month median is down 6% from the prior 12 months, computed from record-level Stellar MLS closed sales (13 closings in the current window).
CUMBRIAN LAKES RESORT PH 01 is a community of 247 homes in KISSIMMEE, Osceola County, built between 2001 and 2005 (median 2003), with a median living area of about 2,270 square feet. 30% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Cumbrian Lakes Resort Ph 01 sits in Kissimmee, in Osceola County, within the resort-oriented corridor southwest of the Orlando attractions. As a resort-style community, the relevant questions are less about the neighborhood at large and more about a home's individual condition and how its use is permitted under the association's rules.
Who CUMBRIAN LAKES RESORT PH 01 is best for.
Best for
- Buyers drawn to a resort-style setting near the Orlando attractions corridor who will verify use rules first
- Investors weighing a rental-capable property who understand short-term rental eligibility varies by HOA rule
- Cash-ready or flexible-financing buyers willing to underwrite a home on its own condition rather than on comps
Probably not for
- Buyers who need deep recent sales data to feel confident on price
- Anyone unwilling to review association documents on use and rental restrictions
- Buyers seeking a low-obligation, no-HOA standard residence
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 ($438K) IS the median in the snapshot above, and the move from 2025 ($468K) IS the -6.4% one-year change.
Windows contain 0 to 13 sales each (13 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 2011 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 CUMBRIAN LAKES RESORT PH 01 buying strategy.
If we were buying in CUMBRIAN LAKES RESORT PH 01 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 CUMBRIAN LAKES RESORT PH 01.
Reading a resort community with thin data
The word "Resort" in the community name is a signal worth taking seriously. In this part of Osceola County, resort-style communities often carry rules around use, rentals, and shared amenities that materially affect both cost of ownership and resale. Before you fall for a floor plan, get the HOA documents and confirm exactly what is and is not allowed — that single answer can change the value of the home more than any cosmetic feature.
With only one recent closing in the window, we are not going to pretend to know a market rhythm that the data does not support. Instead, evaluate each listing on its own terms: condition, updates, layout, lot position, and the specifics of the association. That is a slower, more deliberate way to buy or sell here, and in a low-data environment it is the honest one.
The location and the amenities are priced into every listing in CUMBRIAN LAKES RESORT PH 01. 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 CUMBRIAN LAKES RESORT PH 01 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 (4.6). Basis: Recent Direction -6.4% year-over-year; Owner Commitment 30% owner-occupied; Pricing Power 94.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
When a community shows this little recent activity, the value is in getting the details right rather than quoting averages. We read the association documents with you, confirm rental and use rules, and price against a home's actual condition instead of a headline number the data cannot support. That discipline protects you whether you are buying or listing in Cumbrian Lakes Resort Ph 01.
CUMBRIAN LAKES RESORT PH 01 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 CUMBRIAN LAKES RESORT PH 01 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 CUMBRIAN LAKES RESORT PH 01 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in CUMBRIAN LAKES RESORT PH 01, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your CUMBRIAN LAKES RESORT PH 01 home worth?
Get a no-obligation home value based on real comparable sales in CUMBRIAN LAKES RESORT PH 01, 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 CUMBRIAN LAKES RESORT PH 01?
How long do homes in CUMBRIAN LAKES RESORT PH 01 take to sell?
How many homes are in CUMBRIAN LAKES RESORT PH 01?
What share of CUMBRIAN LAKES RESORT PH 01 is owner-occupied?
When were the homes in CUMBRIAN LAKES RESORT PH 01 built?
Do cash buyers compete in CUMBRIAN LAKES RESORT PH 01?
Who is the best real estate agent for CUMBRIAN LAKES RESORT PH 01?
How do I find a top KISSIMMEE real estate agent who knows CUMBRIAN LAKES RESORT PH 01?
Can Momentum Realty connect me with an agent for CUMBRIAN LAKES RESORT PH 01?
Should you buy in CUMBRIAN LAKES RESORT PH 01?
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 (4 streets, ZIP 34746)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2011 (60 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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