Cypress Lake
Homes for Sale in Kissimmee, FL
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-12, 4 recorded sales closed at a median of $239,500, $221 per square foot, a median 39 days on market, sellers accepting 95% of original asking (-16% versus the prior year). At the median price and Osceola County's FY2025-26 rate of 15.23 mills, annual property tax runs about $3,650 ($3,050 with the full homestead exemption).
Part of Cypress Lake, Kissimmee, FL — see all Cypress Lake homes for sale (0 listings across 3 sections in the MLS).
Price here is driven by condition and square footage more than anything else. This is a built-out community of homes from the mid-1990s through the late 2000s, with a median of about 1,580 square feet and a median year built of 1998. At a median of $240,000 and roughly $239 per square foot, what you pay tracks closely to how much updating a given home has had. Expect a wide spread by condition rather than a tidy tier of prices.
The current posture favors patient buyers. The median price is down 15.6% year over year, and homes are taking a median of 39 days to go under contract — a market that has cooled and given buyers room to negotiate. Sellers should price to the current reality, not last year's, and lean on condition to stand out. The closings sample is thin, so treat any single comp with caution and weigh the trend over any one number.
Cypress Lake right now
🔴 Off the recent peak. The trailing-12-month median ($240K) is down 15.8% from the prior 12 months ($284K). 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 September 12. Confidence: Low (4 and 5 sales in the two windows).
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Updated September 12, 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
Cypress Lake market snapshot (as of September 12, 2026): the median sale price is about $240K ($221 per sq ft over the trailing 12 months of closed sales), and a median 39 days on market for closed sales. The trailing-12-month median is down 16% from the prior 12 months, computed from record-level Stellar MLS closed sales (4 closings in the current window).
Cypress Lake Ph 1 is a small, fully built-out community of 185 homes in Kissimmee, Osceola County, with a homestead share of about 45% — meaning a meaningful portion of homes are non-owner-occupied, which is worth factoring into any purchase.
Who Cypress Lake is best for.
Best for
- Buyers targeting a median around $240,000 who want an established, built-out community rather than new construction
- Buyers willing to budget for updates and take advantage of a market that has softened over the past year
- Investors evaluating a community with a substantial non-owner-occupied share, subject to any applicable leasing rules
Probably not for
- Buyers who want a brand-new home with everything under warranty
- Buyers who need certainty of near-term appreciation, which no one can promise here
- Buyers unwilling to tolerate the condition variation typical of homes built from the mid-1990s to late 2000s
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($240K) IS the median in the snapshot above, and the move from 2025 ($284K) IS the -15.8% one-year change.
Windows contain 0 to 5 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 2015 through 2026. Deemed reliable but not guaranteed.
23% of homes for sale in ZIP 34743 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 (2026-09-08).
The Cypress Lake buying strategy.
If we were buying in Cypress Lake 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 Cypress Lake.
A condition-driven resale market
With construction spanning 1994 to 2008 and a median build year of 1998, most homes here are past the point where original systems — roofs, HVAC, water heaters — should be assumed to have plenty of life left. That makes inspection findings central to value. Two homes of similar size can sit far apart on price purely on whether the big-ticket items have been addressed.
The homestead share of roughly 45% tells you a real portion of these homes are not owner-occupied. For a buyer, that means paying attention to how individual homes have been maintained and to any rental or leasing rules that apply. For a seller, an updated, well-kept home reads clearly against that backdrop, especially in a market where days on market sit near 39 and price has softened over the past year.
The location and the amenities are priced into every listing in Cypress Lake. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small community with a thin recent-closing sample and a year-over-year price decline, generic pricing advice fails. We read each home on its condition and systems, weigh the limited comps against the broader trend, and build a strategy — whether you are negotiating on a home that needs work or positioning an updated one against a softer market.
Cypress Lake 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 Cypress Lake 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 Cypress Lake sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cypress Lake, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cypress Lake home worth?
Get a no-obligation home value based on real comparable sales in Cypress Lake, 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 Cypress Lake?
How long do homes in Cypress Lake take to sell?
Who is the best real estate agent for Cypress Lake?
How do I find a top Kissimmee real estate agent who knows Cypress Lake?
Can Momentum Realty connect me with an agent for Cypress Lake?
Should you buy in Cypress Lake?
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 September 12, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2015 (12 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 local comps.
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See how Cypress Lake Ph 1 fits the bigger picture — live prices, inventory, and Momentum Scores: