Cypress Reserve Villas A Rplt
Homes for Sale in Kissimmee, FL
All 3,104 homes for sale in Kissimmee, FL · median $375,000 · 258 homes for sale in 34741 · Osceola County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, the MLS records 1 closed sale in Cypress Reserve Villas A Rplt in Kissimmee, FL, the most recent in May 2016. Across Kissimmee as a whole, 2,523 homes closed in the last 12 months at a median of $387,990, 61 median days on market, with 2,928 homes for sale today. At that median and Osceola County's FY2025-26 rate of 15.23 mills, annual property tax runs about $5,910 ($5,310 with the full homestead exemption).
Cypress Reserve Villas A Rplt is a small, tightly bounded villa community of 88 homes, built out mostly in a single stretch from 2007 to 2016, with a median build year of 2007. That narrow construction window means the homes share a similar footprint and era — the median living area sits around 2,110 square feet, so this reads as a consistent product line rather than a mixed-vintage neighborhood where age drives most of the price spread.
Just over half of the homes here carry a homestead exemption, which tells us the ownership mix leans toward primary residents but still includes a meaningful share of non-homesteaded owners — likely investment or second-home holdings common to Kissimmee. That split matters for a buyer: expect more variation in how units have been maintained or updated than you'd see in a purely owner-occupied enclave, since rental and seasonal-use properties don't always get the same reinvestment cycle.
Figures in this note are as of July 21, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Cypress Reserve right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
This is a compact, single-plat villa community in Osceola County where the housing stock was built in a fairly tight window rather than added onto over decades, giving it a more uniform look and floor-plan logic than sprawling subdivisions nearby.
Stellar MLS sales records identify 11 homes in Cypress Reserve Villas A Rplt that have changed hands since 2010, built between 2007 and 2012 (median 2007), with a median living area of about 1,733 sq ft and a typical 3-bedroom, 2-bath layout; 91% are townhomes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 6 qualified sales in Cypress Reserve Villas A Rplt across 2024–2025 (4 in 2024, 2 in 2025), median $375,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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 Cypress Reserve Villas A Rplt is best for.
Best for
- A buyer looking for a villa-style home in a compact, single-plat Kissimmee community rather than a large master-planned subdivision
- A buyer comfortable evaluating each home on its own condition given the limited size of the comparable pool
- A buyer who does not need on-site community amenities and is fine sourcing recreation and services outside the neighborhood
Probably not for
- A buyer who wants a large inventory of active comparables to benchmark pricing against
- A buyer prioritizing a gated, amenity-rich package with a clubhouse or pool as part of the purchase
- A buyer expecting a purely owner-occupied street with no rental or seasonal-use turnover
The market around Cypress Reserve Villas A Rplt
Cypress Reserve Villas A Rplt is too small for its own price trend, so here is the market around it.
In ZIP 34741, 299 homes are on the market and 15% are under contract — a slower corner of Kissimmee.
Across Osceola County, 4,423 homes are active and 1,079 pending (20% under contract).
In ZIP 34741 (Kissimmee), 754 homes closed in the last 12 months at a median of $411K ($205/sq ft), down 0.8% year over year, with a median 44 days on market. Right now 207 active and 46 pending listings put supply at about 6.1 months — a balanced market. See the live ZIP 34741 housing market and the Osceola County market.
ZIP and county figures describe the wider market, not Cypress Reserve Villas A Rplt specifically. Momentum Research analysis of MLS records.
Cypress Reserve Villas A Rplt by the numbers
From county property records and closed MLS sales for the Cypress Reserve Villas A Rplt subdivision: 11 homes on record; built 2007–2012; typical size about 1,733 heated sq ft; 3 bedrooms is the median. Housing mix: townhome 90%, condo 9%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2010 | 2 | $191,500 |
| 2011 | 7 | $169,900 |
| 2012 | 1 | $144,000 |
| 2021 | 1 | $245,000 |
Newest recorded sale: $245,000 on 2021-01-28.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
The Cypress Reserve Villas A Rplt buying strategy.
If we were buying in Cypress Reserve Villas A Rplt 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 Reserve Villas A Rplt.
One build era, mixed ownership patterns
With only 88 homes and a construction span running from 2007 to 2016, Cypress Reserve Villas A Rplt is small enough that individual listings can move the read on the community quickly — there simply isn't a large pool of comparable sales to smooth things out. A buyer shopping here should expect to evaluate each home largely on its own condition and updates rather than leaning on a long track record of neighborhood-wide trends.
The homestead share sitting just above half is worth sitting with. It suggests this isn't a community built exclusively around long-term occupancy, nor is it dominated by transient or rental use — it's a genuine mix. No community amenities are currently identified from MLS listings, which means whatever draw this neighborhood has is tied to the villas themselves and their Kissimmee location, not a clubhouse, pool, or gated package. Buyers looking for resort-style extras should look elsewhere; buyers looking for a straightforward villa product in a defined footprint will find that here.
The location and the amenities are priced into every listing in Cypress Reserve Villas A Rplt. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, single-era community like this, pricing a home well means reading the handful of active and recent comparables correctly rather than applying broad-market assumptions — we track those listings closely and can tell you when a comp is genuinely relevant versus when it's an outlier driven by condition or ownership type.
Cypress Reserve Villas A Rplt 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 Reserve Villas A Rplt buy.
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Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Cypress Reserve Villas A Rplt sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cypress Reserve Villas A Rplt, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2016 (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.
Recent Developments in Cypress Reserve Villas A Rplt
Development, infrastructure, retail, and school activity affecting Cypress Reserve Villas A Rplt, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Development
Orange County commissioners approve Tuscana land use plan in Shingle Creek Basin on 4-3 vote
Commissioners voted 4-3 to approve the Tuscana land use application from Shingle Creek Co-Owners LLC and Geyer Development, reversing a unanimous rejection in May 2025. The plan includes more than 1,000 hotel rooms, about 4,000 apartments and commercial buildings, with conditions for a raised road, flood mitigation and wetland protection. The developer projects thousands of jobs at full build-out.
What it may mean for the marketThe approval could add substantial rental housing, hotel capacity and commercial space in the Shingle Creek area, while flood-mitigation conditions will shape how and when it is built. The site is about 9 miles northwest of Cypress Reserve Villas A Rplt.
Source: Spectrum News 13 - September 2026Infrastructure
CFX holds public meetings on 14-mile toll road through part of Split Oak Forest
The Central Florida Expressway Authority held public meetings on Sept. 16 and 17 for a 14-mile road from State Road 417 near Boggy Creek Road in Orange County to Nova Road in Osceola County. CFX says portions could begin construction next year and that the road would ease traffic on Narcoossee Road. The agency faces a legal challenge from Orange County and is pursuing an eminent domain case.
What it may mean for the marketIf built, the road would add a new east-west route between Lake Nona and St. Cloud, changing commute options and access to east Orange and Osceola land. The project is about 12 miles northeast of Cypress Reserve Villas A Rplt, elsewhere in Osceola County.
Source: Spectrum News 13 - August 2026Retail & Dining
Plans for Mattel indoor water park near Lake Buena Vista Factory Stores expand to 13 acres
Updated plans for the site off State Road 535 show a 95,000-square-foot indoor water park designed by Martin Aquatic, a separate 45,000-square-foot entertainment building and nearly 900 parking spaces. The tower height rises to as much as 100 feet and still needs Orange County approval. About 200 jobs are expected, and no opening date has been announced.
What it may mean for the marketThe project would add visitor attractions, dining and roughly 200 jobs near the State Road 535 corridor, with added traffic and parking demand nearby. The site is about 11 miles northwest of Cypress Reserve Villas A Rplt.
Source: FOX 35 Orlando - August 2026Civic
St. Cloud council approves $6.7 million downtown apartment and parking garage agreement
The City Council unanimously approved an agreement with Atlantic Housing Partners for apartments and a parking garage next to City Hall. The Community Redevelopment Agency contributes $6.25 million and the city $460,000. The garage would hold 450 to 500 spaces, with 250 reserved for apartment residents.
What it may mean for the marketNew downtown rental housing and public parking would add residents and parking capacity to the St. Cloud core. The project is about 6 miles southeast of Cypress Reserve Villas A Rplt, elsewhere in Osceola County.
Source: Spectrum News 13 - March 2026Development
Orlando approves the 380-acre Dowden Central Community Development District in Lake Nona
Orlando approved the Dowden Central Community Development District, a roughly 380-acre district in the Lake Nona area of southeast Orlando, in March 2026. The district provides the framework to build roads, drainage, utilities, and parks for future development phases.
What it may mean for the marketA new community development district lays the groundwork for large-scale growth in the Lake Nona area, a step that typically precedes new housing and commercial activity nearby. The site is about 8 miles northeast of Cypress Reserve Villas A Rplt.
Source: ClickOrlando
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
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Common questions about Cypress Reserve Villas A Rplt
Where is Cypress Reserve Villas A Rplt?
Cypress Reserve Villas A Rplt is a community in Kissimmee, Osceola County, Florida, ZIP 34741.
How many homes are in Cypress Reserve Villas A Rplt?
County property records list 11 homes in Cypress Reserve Villas A Rplt, built between 2007 and 2012; the typical home is about 1,733 heated square feet.
What do homes in Cypress Reserve Villas A Rplt sell for?
Cypress Reserve Villas A Rplt has no MLS sales in the last 12 months. The most recent year with recorded sales on file is 2021 (1 sale, median $245,000). For context, ZIP 34741 has 299 homes on the market with 15% under contract.
Are there homes for sale in Cypress Reserve Villas A Rplt right now?
No active listings inside Cypress Reserve Villas A Rplt at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Cypress Reserve Villas A Rplt have an HOA or CDD?
No HOA is on record for Cypress Reserve Villas A Rplt in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
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| Location | Kissimmee, Osceola County, FL · ZIP 34741 |
|---|---|
| Homes in the community | 88 (FL DOR 2025 assessment roll) |
| Years built | 2007–2016 (median 2007.0) |
| Typical living area | 2,110 sq ft (median) |
| Owner-occupied (homestead) share | 53% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2016 through 2016; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Cypress Reserve Villas A Rplt key facts,” movewithmomentum.com/neighborhoods/cypress-reserve-villas-a-rplt, data as of September 20, 2026.
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Painter Lane (2 homes on record)
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