Lago Buendia Ph 2
Homes for Sale in Kissimmee, FL
True comps, carrying-cost math, and listings before the portals.
Lago Buendia Ph 2 is a small, homogeneous pocket in Kissimmee — 109 homes built in a tight window between 2007 and 2015, with the median build landing around 2013. That consistency matters: at roughly 2,602 square feet of living space at the median and a median price of $414,000, you are buying a well-defined product, not a grab bag of eras and sizes. Price here is driven less by wild size variation and more by condition, updates, and how each home has been maintained since the last building cycle.
At a median of 48 days on market and only a handful of recent closings, this is not a churn-and-burn market. It moves at a deliberate pace, which gives buyers room to inspect and negotiate rather than chase. Sellers should price to the median discipline of the neighborhood and expect the home's condition to carry the conversation — deferred maintenance shows quickly in a place this uniform.
The 60-Second Overview
Lago Buendia Ph 2 market snapshot (as of July 13, 2026): the median sale price is about $414K ($180 per sq ft over the trailing 12 months of closed sales), and a median 48 days on market for closed sales.
Lago Buendia Ph 2 is a community of 109 homes in Kissimmee, Osceola County, built between 2007 and 2015 (median 2013), with a median living area of about 2,602 square feet. 80% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A compact, built-out enclave in Osceola County where the housing stock is consistent in age and size, so the real spread comes from condition and finish rather than floor plan roulette. A high homestead share — near 80% — points to a stable, owner-occupied core rather than a transient rental block.
Who Lago Buendia Ph 2 is best for.
Best for
- Buyers with a budget around the mid-$400s seeking roughly 2,600 square feet of relatively newer construction
- Owner-occupant buyers who value a stable, high-homestead neighborhood over a rental-heavy block
- Deliberate buyers who want time to inspect and negotiate rather than compete in a frenzy
Probably not for
- Buyers needing a wide range of home sizes, eras, or price points to choose from
- Sellers who need to close fast, given the roughly 48-day median time on market
- Investors chasing high transaction volume and quick flips in an active-turnover market
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 ($414K) IS the median in the snapshot above.
Windows contain 0 to 5 sales each (3 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 Lago Buendia Ph 2 buying strategy.
If we were buying in Lago Buendia 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 Lago Buendia Ph 2.
A uniform stock where condition sets the price
Because everything here was built within an eight-year span and the median home sits at about 2,602 square feet, comparables are unusually clean. That is a genuine advantage for both sides of a deal: appraisals have real neighbors to lean on, and buyers can judge value by what a specific home has — or hasn't — had done to it. At a median of roughly $180 per square foot, the math is straightforward, but the gap between a maintained home and a tired one is where the negotiation actually lives.
The pacing tells the rest of the story. With a median of 48 days to sell and a thin recent-closing count, this is a market that rewards patience over urgency. Buyers who move methodically won't get steamrolled by bidding frenzy; sellers who prep and price correctly won't sit indefinitely, but they also shouldn't expect to shortcut the process on a hot-market assumption.
The location and the amenities are priced into every listing in Lago Buendia Ph 2. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a neighborhood this tight and this consistent, the edge is knowing which homes have been kept up and which are priced on nostalgia. We read the condition and the comp set on your behalf, so a buyer isn't overpaying for cosmetic shine and a seller isn't leaving money on the table by under-prepping. With a limited number of recent sales to anchor value, having someone who tracks this specific pocket closely is worth more than any broad market headline.
Lago Buendia 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 Lago Buendia 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 Lago Buendia 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 Lago Buendia 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 Lago Buendia Ph 2 home worth?
Get a no-obligation home value based on real comparable sales in Lago Buendia 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 Lago Buendia Ph 2?
How long do homes in Lago Buendia Ph 2 take to sell?
How many homes are in Lago Buendia Ph 2?
What share of Lago Buendia Ph 2 is owner-occupied?
When were the homes in Lago Buendia Ph 2 built?
Do cash buyers compete in Lago Buendia Ph 2?
Who is the best real estate agent for Lago Buendia Ph 2?
How do I find a top Kissimmee real estate agent who knows Lago Buendia Ph 2?
Can Momentum Realty connect me with an agent for Lago Buendia Ph 2?
Should you buy in Lago Buendia 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 (2 streets, ZIP 34744)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2014 (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 your area comps.
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