Pleasant Hill Lakes Unit 9
Homes for Sale in Kissimmee, FL
True comps, carrying-cost math, and listings before the portals.
Pleasant Hill Lakes Unit 9 is a small, established pocket of Kissimmee with 78 homes spanning a construction window from 1982 to 2024. That spread matters more than any single stat here: buyers are choosing between original-era homes and newer infill construction sitting on the same streets, and condition and vintage will drive value conversations far more than location alone.
With a median living area around 2,535 square feet, this is not a starter-cottage community, and the 88.5% homestead share tells you most owners here are in it as a primary residence rather than a rental or investment play. For sellers, that owner-occupancy pattern usually means less turnover and a market that moves on individual home condition rather than broad speculative pressure. For buyers, it means patience and a clear-eyed inspection matter more than trying to time a fast-moving cycle.
Who Pleasant Hill Lakes Unit 9 is best for.
Best for
- Buyers prioritizing larger square footage over a newly built home
- Owner-occupant buyers planning to stay long-term rather than flip or rent quickly
- Buyers comfortable doing home-by-home condition diligence rather than relying on a uniform community profile
Probably not for
- Buyers who want a clubhouse, pool, or other organized community amenities as part of the purchase
- Buyers who want assurance that every home in the community was built in the same era
- Investors seeking a community with an established pattern of high rental turnover
The market around Pleasant Hill Lakes Unit 9
Pleasant Hill Lakes Unit 9 is a small community — 5 recorded sales on file, most recently in 2025 — too few for its own price trend. Here is the market around it.
Across Osceola County, 4,370 homes are active and 1,137 pending (21% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Pleasant Hill Lakes Unit 9 specifically. Momentum Research analysis of MLS records.
The Pleasant Hill Lakes Unit 9 buying strategy.
If we were buying in Pleasant Hill Lakes Unit 9 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 Pleasant Hill Lakes Unit 9.
A community built in layers, not a single phase
The 1982-to-2024 build range is the defining fact of this community. A median year built of 1991 tells you the core of the neighborhood is over three decades old, but the tail end of that range means there are meaningfully newer homes mixed in, likely built as infill or replacement construction. Buyers should expect real variation in systems, roofs, and layouts from one address to the next, and should not assume two homes on the same street are comparable without a direct look.
At a median of roughly 2,535 square feet, homes here skew toward larger, multi-bedroom footprints rather than compact or entry-level plans. Combined with a homestead share near 89%, the picture is a community built for longer-term occupancy rather than quick turnover. No community amenities are currently identified in MLS listings, so this reads as a straightforward residential subdivision rather than an amenity-driven community, and buyers should verify any HOA structure or shared facilities directly rather than assuming a clubhouse-and-pool package exists.
The location and the amenities are priced into every listing in Pleasant Hill Lakes Unit 9. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, mixed-vintage community like this, the difference between a good purchase and a regret is almost entirely in the details a general search will not surface: which section was built when, what has been updated versus untouched, and whether the HOA and amenity picture actually matches what is advertised. We walk that ground directly rather than relying on aggregate stats, and we tell clients plainly when a specific home's age or condition does not match its asking price.
Pleasant Hill Lakes Unit 9 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 Pleasant Hill Lakes Unit 9 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 Pleasant Hill Lakes Unit 9 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Pleasant Hill Lakes Unit 9, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Pleasant Hill Lakes Unit 9 home worth?
Get a no-obligation home value based on real comparable sales in Pleasant Hill Lakes Unit 9, 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 homes for sale in Pleasant Hill Lakes Unit 9 on the map →
Frequently Asked Questions
How many homes are in Pleasant Hill Lakes Unit 9?
What share of Pleasant Hill Lakes Unit 9 is owner-occupied?
When were the homes in Pleasant Hill Lakes Unit 9 built?
Who is the best real estate agent for Pleasant Hill Lakes Unit 9?
How do I find a top Kissimmee real estate agent who knows Pleasant Hill Lakes Unit 9?
Can Momentum Realty connect me with an agent for Pleasant Hill Lakes Unit 9?
Should you buy in Pleasant Hill Lakes Unit 9?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 34746)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2014 (4 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 your area comps.
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