Cyess Preserve
Homes for Sale in Land O Lakes, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 1 closed sale in Cyess Preserve Ph 1B in Land O Lakes, FL, the most recent in May 2025. Across Land O Lakes as a whole, 987 homes closed in the last 12 months at a median of $394,990, 43 median days on market, with 196 homes for sale today. At that median and Pasco County's FY2025-26 rate of 16.15 mills, annual property tax runs about $6,380 ($5,730 with the full homestead exemption).
Cyess Preserve Ph 1B doesn't have enough current MLS activity to pin down a price story yet. That's not a knock on the community, it just means there isn't a reliable pattern of recent sales to point to right now, and any number pulled from outside the current listing set would be a guess dressed up as data.
For a buyer or seller, that thin data set is itself the useful signal: pricing here should be built from a direct comparison to whatever is actively listed or has closed nearby, not from a community-wide average. Treat the first offer or first listing price as a negotiation starting point, not a market fact.
The 60-Second Overview
Cyess Preserve Ph 1B sits in Land O Lakes, Pasco County, an area of ongoing residential development where individual phases can turn over slowly enough that MLS data lags behind what's actually on the ground.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Cyess Preserve is best for.
Best for
- Buyers willing to verify amenities and HOA terms directly rather than relying on MLS descriptions
- Buyers focused on Land O Lakes location in Pasco County over an established resale track record
- Buyers comfortable pricing a purchase off direct comparison to active listings rather than a community-wide average
Probably not for
- Buyers who want a documented history of recent comparable sales before committing
- Buyers who need a confirmed, detailed amenity package spelled out up front
- Buyers uncomfortable doing independent due diligence beyond the MLS listing itself
The market around Cyess Preserve
Cyess Preserve is too small for its own price trend, so here is the market around it.
In ZIP 34638, 328 homes are on the market and 29% are under contract — a steady corner of Land O Lakes.
Across Pasco County, 4,382 homes are active and 1,285 pending (23% under contract).
ZIP and county figures describe the wider market, not Cyess Preserve specifically. Momentum Research analysis of MLS records.
The Cyess Preserve buying strategy.
If we were buying in Cyess Preserve 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 Cyess Preserve.
A community still writing its own record
Current MLS listings for this phase don't surface a defined set of community amenities. That could mean the amenity package is still being built out, that it's not something the MLS feed captures well, or simply that no active listing has described it in detail. Any of those is possible in a newer phase, and none of them should be assumed without confirmation.
The practical move here is to treat the HOA documents and builder or community disclosures as the primary source, not the listing remarks. A buyer serious about this address should ask directly what's planned or completed on the amenity side rather than relying on what happens to be typed into a listing description.
The location and the amenities are priced into every listing in Cyess Preserve. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a phase where the public data trail is thin, the value of local representation goes up, not down. We pull HOA documents, cross-check builder records, and talk to whoever is closest to the actual construction and turnover activity in Cyess Preserve before you make an offer, so you're not pricing or evaluating this home off a listing description alone.
Cyess Preserve in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Cyess Preserve 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 Cyess Preserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cyess Preserve, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cyess Preserve home worth?
Get a no-obligation home value based on real comparable sales in Cyess Preserve, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Cyess Preserve on the map →
Should you buy in Cyess Preserve?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2025 (1 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.
Own a home here?
You just read the data. Now see what your home is worth.
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 local comps.
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See how Cyess Preserve Ph 1B fits the bigger picture — live prices, inventory, and Momentum Scores: