Lucaya Village
Homes for Sale in Kissimmee, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-09-12, 18 recorded sales closed at a median of $279,000, $191 per square foot, a median 139 days on market, sellers accepting 92% of original asking (-13% versus the prior year). At the median price and Osceola County's FY2025-26 rate of 15.23 mills, annual property tax runs about $4,250 ($3,650 with the full homestead exemption).
Lucaya Village Ph 2 is a compact, single-vintage community in Kissimmee — 131 homes, nearly all built in 2014 and 2015, clustered around a median living area just over 1,700 square feet. When the housing stock is this uniform, price is driven less by square footage and more by condition, finish level, and how a given unit shows against its near-identical neighbors. The median sits at $280,000, roughly $192 per square foot, and the spread around that number will be condition-led rather than size-led.
The current posture favors buyers. Days on market run around 165 — a slow, negotiable pace — and prices are down 18.6% year over year, with a market heat score of 25 that confirms this is a soft, patient market. A homestead share near 2% tells you this is overwhelmingly a non-owner-occupied community, which matters: much of the inventory competes as an investment or short-term-use product, and that pool moves with rental and travel demand as much as with local housing trends. Sellers should price to the current market, not last year's, and buyers have room to be deliberate.
Lucaya Village right now
🔴 Off the recent peak. The trailing-12-month median ($279K) is down 13.3% from the prior 12 months ($322K). With about a dozen 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: High (18 and 17 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
Lucaya Village market snapshot (as of September 12, 2026): the median sale price is about $279K ($191 per sq ft over the trailing 12 months of closed sales), and a median 140 days on market for closed sales. The trailing-12-month median is down 13% from the prior 12 months, computed from record-level Stellar MLS closed sales (18 closings in the current window).
A small, uniform 2014–2015 community near Kissimmee where the near-total absence of homestead ownership signals a market built around investment and short-term use rather than primary residence. Pricing turns on condition and presentation, not floor plan.
Who Lucaya Village is best for.
Best for
- Investors targeting the mid-$200s who want a predictable, single-vintage floor plan
- Buyers who value negotiating room and can move at a deliberate pace
- Value hunters willing to pay for condition and reward a refreshed home
Probably not for
- Buyers who need to resell quickly or expect fast appreciation
- Anyone seeking a large or highly varied floor plan beyond the ~1,700-square-foot norm
- Owner-occupants wanting a community built around primary-residence demand
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 ($279K) IS the median in the snapshot above, and the move from 2025 ($322K) IS the -13.3% one-year change.
Windows contain 0 to 37 sales each (18 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 2009 through 2026. Deemed reliable but not guaranteed.
17% of homes for sale in ZIP 34746 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 Lucaya Village buying strategy.
If we were buying in Lucaya Village 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 Lucaya Village.
A single-vintage pool moving on condition
With every home built in a two-year window and living areas tightly grouped around 1,713 square feet, buyers here are essentially choosing between comparable footprints. That collapses the usual size-versus-price math and puts the decision on updates, upkeep, and how a specific home presents. Expect the strongest values on homes that have been maintained or refreshed, and softer numbers on those that have not.
The 165-day median on market is the number to sit with. That is a long absorption pace, and paired with a heat score of 25 and a double-digit year-over-year decline, it describes a market with leverage on the buyer's side. The very low homestead share means demand is tied to investor and short-term-use appetite, so both buyers and sellers should watch that demand channel rather than assume a typical primary-residence rhythm.
The location and the amenities are priced into every listing in Lucaya Village. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a uniform, slow-moving, investment-weighted community, the edge is in reading condition and pricing to the actual market — not to a headline you saw a year ago. We work the comps home-by-home, tell sellers where their finishes really place them against near-identical neighbors, and help buyers use the 165-day pace as negotiating room. When this community is not the right fit for your goals, we will say so.
Lucaya Village 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 Lucaya Village 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 Lucaya Village sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lucaya Village, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lucaya Village home worth?
Get a no-obligation home value based on real comparable sales in Lucaya Village, 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 Lucaya Village?
How long do homes in Lucaya Village take to sell?
Who is the best real estate agent for Lucaya Village?
How do I find a top Kissimmee real estate agent who knows Lucaya Village?
Can Momentum Realty connect me with an agent for Lucaya Village?
Should you buy in Lucaya Village?
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 2009 (124 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 Lucaya Village Ph 2 fits the bigger picture — live prices, inventory, and Momentum Scores: