Mandalay
Homes for Sale in Davenport, FL
All 1,636 homes for sale in Davenport, FL · median $388,495 · 490 homes for sale in 33896 · Osceola County homes for sale
True comps, carrying-cost math, and listings before the portals.
Nearby homes for sale
No active listings inside MandalayHomes for Sale in Davenport, FL 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.
As of September 2026, the MLS records 2 closed sales in Mandalay Ph 27 in Davenport, FL since 2022, the most recent in May 2024. Across Davenport as a whole, 160 homes closed in the last 12 months at a median of $381,000, 55 median days on market, with 155 homes for sale today. At that median and Osceola County's FY2025-26 rate of 15.23 mills, annual property tax runs about $5,800 ($5,200 with the full homestead exemption).
The market around Mandalay
Mandalay is too small for its own price trend, so here is the market around it.
In ZIP 33896, 572 homes are on the market and 12% are under contract — a slower corner of Davenport.
Across Osceola County, 4,423 homes are active and 1,079 pending (20% under contract).
ZIP and county figures describe the wider market, not Mandalay specifically. Momentum Research analysis of MLS records.
The Mandalay buying strategy.
If we were buying in Mandalay 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 Mandalay.
The location and the amenities are priced into every listing in Mandalay. The deal is won or lost on condition, the comps, and the renovation math.
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 Mandalay 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 Mandalay sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Mandalay, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Mandalay home worth?
Get a no-obligation home value based on real comparable sales in Mandalay, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Davenport →
Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2022 (2 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.
Own a home here?
You just read the data. Now see what your home is worth.
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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Mandalay Ph 27 fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Mandalay
Where is Mandalay?
Mandalay is a community in Davenport, Osceola County, Florida, ZIP 33896.
Are there homes for sale in Mandalay right now?
No active listings inside Mandalay at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Mandalay have an HOA or CDD?
No HOA is on record for Mandalay 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.
More Davenport & Kissimmee, St. Cloud & Osceola County guides
Compare before you commit - every guide covers pricing, HOA/CDD, insurance posture, and fit. Browse all of Kissimmee, St. Cloud & Osceola County or the full Neighborhood Finder.
Nearby Communities
Explore more neighborhoods near Mandalay with Momentum Realty’s local guides.