Cypress Mill Ph 2
Homes for Sale in Sun City Center, FL
True comps, carrying-cost math, and listings before the portals.
Cypress Mill Ph 2 is a recent-construction pocket in Sun City Center, with homes dating to 2018 through 2023 and a median build year of 2021. That youth is what anchors value here: at a median of $325,000 and roughly $168 per square foot, you are paying for newer systems, current floor plans, and a median footprint just over 2,100 square feet rather than for location scarcity. Price movement will track condition, lot, and floor plan far more than age, since the stock is tightly clustered in years.
The current posture is a softening one. Prices are down 5.8% year over year, and the median home is taking just under 40 days to sell. That is a market with room to negotiate, not a bidding scramble. Buyers have time to inspect and compare; sellers should price to the recent comps rather than to last year's numbers, because the trend is against overreaching. With only four closings in the window, read any single sale with caution.
Cypress Mill Ph 2 right now
🟡 Off the recent peak. The trailing-12-month median ($325K) is down 5.8% from the prior 12 months ($345K). 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 July 13. Confidence: Low (4 and 3 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
Cypress Mill Ph 2 market snapshot (as of July 13, 2026): the median sale price is about $325K ($168 per sq ft over the trailing 12 months of closed sales), and a median 40 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 (4 closings in the current window).
Cypress Mill Ph 2 is a community of 453 homes in Sun City Center, Hillsborough County, built between 2018 and 2023 (median 2021), with a median living area of about 2,151 square feet. 67% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a large, uniformly new community — 453 homes, nearly all built within a five-year span — which means comps are plentiful and floor plans repeat, giving both sides a clear read on value. Just over two-thirds of homes carry a homestead exemption, pointing to a predominantly owner-occupied stock.
Who Cypress Mill Ph 2 is best for.
Best for
- Buyers targeting a mid-$300s budget who want a home built in the last several years
- Owner-occupants who value low-maintenance newer systems over character
- Patient buyers willing to use the current soft market for negotiating room
Probably not for
- Buyers seeking a distinctive or historic home
- Sellers who need a quick sale and expect last year's pricing
- Investors chasing rapid near-term appreciation in a declining-price window
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 ($325K) IS the median in the snapshot above, and the move from 2025 ($345K) IS the -5.8% one-year change.
Windows contain 0 to 11 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 Cypress Mill Ph 2 buying strategy.
If we were buying in Cypress Mill Ph 2 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 Mill Ph 2.
A new-build community in a softening market
The defining trait is uniformity. When a community fills in over just a few years around a 2021 median build, the differences between listings come down to lot position, upgrades, and condition rather than era or architecture. That makes pricing legible — you can line up a handful of similar homes and see where a listing sits — but it also means a home has to earn any premium on finish and outdoor space, not on being one-of-a-kind.
The homestead share, just under 70%, tells you this is largely owner-occupied rather than a rental-heavy block. Combined with the year-over-year dip and a median time on market of roughly 40 days, the takeaway is patience on both sides. Sellers who anchor to 2025 pricing will sit; buyers who move deliberately and lean on the comps have leverage they did not have a year ago.
The location and the amenities are priced into every listing in Cypress Mill Ph 2. 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 Cypress Mill Ph 2 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 (6.1). Basis: Recent Direction -5.8% year-over-year; Owner Commitment 67% owner-occupied; Pricing Power 95.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community this uniform, the edge is in reading the comps correctly — separating a genuinely better lot or upgrade package from a home that is simply overpriced. With the market off 5.8% year over year and a thin four-sale window, we price and negotiate off what is actually closing, not off wishful list prices, and we tell you plainly when a listing is stretching.
Cypress Mill Ph 2 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 Cypress Mill Ph 2 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 Mill Ph 2 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cypress Mill Ph 2, 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 Mill Ph 2 home worth?
Get a no-obligation home value based on real comparable sales in Cypress Mill Ph 2, 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 Mill Ph 2?
How long do homes in Cypress Mill Ph 2 take to sell?
How many homes are in Cypress Mill Ph 2?
What share of Cypress Mill Ph 2 is owner-occupied?
When were the homes in Cypress Mill Ph 2 built?
Do cash buyers compete in Cypress Mill Ph 2?
Who is the best real estate agent for Cypress Mill Ph 2?
How do I find a top Sun City Center real estate agent who knows Cypress Mill Ph 2?
Can Momentum Realty connect me with an agent for Cypress Mill Ph 2?
Should you buy in Cypress Mill Ph 2?
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 (6 streets, ZIP 33573)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2021 (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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