REEDY RESERVE PH 2
Homes for Sale in KISSIMMEE, FL
True comps, carrying-cost math, and listings before the portals.
Reedy Reserve Ph 2 is a tight-band community: 123 homes, all built between 2019 and 2023, with a median year built of 2019. That narrow construction window means condition and finish level do most of the work in pricing here, not age or era. At a median of $362,500 and roughly $185.97 per square foot on a typical 2,084-square-foot home, this reads as a straightforward, mid-size, newer-construction product with less variance than you'd see in an older, mixed-vintage neighborhood.
A median of 38 days on market over the last 3 months of closings is a moderate pace, not a rush. It tells sellers that pricing at or near market gets a home moved in a reasonable window, but it is not a bidding-war environment. For buyers, that means there is room to negotiate on condition or terms rather than competing purely on speed.
The 60-Second Overview
REEDY RESERVE PH 2 market snapshot (as of August 2, 2026): the median sale price is about $296K ($184 per sq ft over the trailing 12 months of closed sales), and a median 106 days on market for closed sales.
REEDY RESERVE PH 2 is a community of 236 homes in KISSIMMEE, Osceola County, built between 2017 and 2023 (median 2020.0), with a median living area of about 2,067 square feet. 71% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Reedy Reserve Ph 2 is a compact, recently built section of Kissimmee homes, all constructed within a four-year span, which keeps the housing stock consistent in age and construction style. With 123 homes total, it is small enough that inventory swings can move the market noticeably from quarter to quarter.
Who REEDY RESERVE PH 2 is best for.
Best for
- A buyer prioritizing a newer-built home with modern systems over an established or amenity-heavy setting.
- A buyer comfortable with a moderate, 38-day-median selling pace who wants room to negotiate rather than compete in a bidding war.
- A buyer planning to occupy the home as a primary residence, consistent with the community's high homestead-filing share.
Probably not for
- A buyer specifically seeking community amenities, since none are currently identified from MLS listings here.
- A buyer wanting the widest possible selection of price points or floor plans, given the community's small size of 123 homes.
- A buyer set on a pre-2019 or historic-style home, since every property here falls within a 2019-to-2023 build window.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($296K) IS the median in the snapshot above.
Windows contain 0 to 7 sales each (7 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 2021 through 2026. Deemed reliable but not guaranteed.
21% 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 (2026-08-01).
The REEDY RESERVE PH 2 buying strategy.
If we were buying in REEDY RESERVE 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 REEDY RESERVE PH 2.
A newer-build pocket with consistent bones
The year-built range of 2019 to 2023 is the defining fact about this community. Every home here was built under a similar building code cycle and construction era, which narrows the kind of surprises a buyer typically has to underwrite for in older Osceola County stock — aging roofs, outdated electrical, legacy HVAC. That consistency is reflected in the price-per-square-foot figure of $185.97, which suggests a market where value is set more by floor plan, upgrades, and lot than by decade-to-decade condition swings.
Homestead share sits at 69.9%, meaning a solid majority of owners have filed for homestead exemption, consistent with primary-residence use rather than a market dominated by short-term rentals or transient ownership. Combined with a 38-day median days-on-market, this points to a community that trades at a workable, non-frantic pace: homes sell, but not so fast that a buyer has no time to evaluate before committing.
The location and the amenities are priced into every listing in REEDY RESERVE PH 2. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a small, recently built community like Reedy Reserve Ph 2, pricing precision matters more than broad-market comps — with only 123 homes and a narrow build era, a handful of recent closings can shift what 'market value' actually means. We track those closings and the day-on-market trend directly rather than leaning on stale averages, so pricing and offer strategy reflect what is actually happening on the ground right now.
REEDY RESERVE 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 REEDY RESERVE 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 REEDY RESERVE 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 REEDY RESERVE 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 REEDY RESERVE PH 2 home worth?
Get a no-obligation home value based on real comparable sales in REEDY RESERVE 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.
See homes for sale in REEDY RESERVE PH 2 on the map →
Frequently Asked Questions
What is the median home price in REEDY RESERVE PH 2?
How long do homes in REEDY RESERVE PH 2 take to sell?
How many homes are in REEDY RESERVE PH 2?
What share of REEDY RESERVE PH 2 is owner-occupied?
When were the homes in REEDY RESERVE PH 2 built?
Do cash buyers compete in REEDY RESERVE PH 2?
Who is the best real estate agent for REEDY RESERVE PH 2?
How do I find a top KISSIMMEE real estate agent who knows REEDY RESERVE PH 2?
Can Momentum Realty connect me with an agent for REEDY RESERVE PH 2?
Should you buy in REEDY RESERVE 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 August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (6 streets, ZIP 34746/34758)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2021 (18 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.
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.