Reedy Reserve
Homes for Sale in Kissimmee, FL
All 2,933 homes for sale in KISSIMMEE, FL · median $373,400 · 569 homes for sale in 34746 · Osceola County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-08-02, 7 recorded sales closed at a median of $296,000, $184 per square foot, a median 106 days on market, sellers accepting 91% of original asking. At the median price and Osceola County's FY2025-26 rate of 15.23 mills, annual property tax runs about $4,510 ($3,910 with the full homestead exemption).
Reedy Reserve 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.
Nearby homes for sale
No active listings inside REEDY RESERVE PH 2 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.
The 60-Second Overview
Reedy Reserve 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.
In ZIP 34746 (KISSIMMEE), 1,615 homes closed in the last 12 months at a median of $405K ($199/sq ft), down 4.5% year over year, with a median 67 days on market. Right now 421 active and 72 pending listings put supply at about 6.7 months — a buyer's market. See the live ZIP 34746 housing market and the Osceola County market.
Reedy Reserve 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 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 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 buying strategy.
If we were buying in Reedy Reserve 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.
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. 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, 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 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 Reedy Reserve 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 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, 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 home worth?
Get a no-obligation home value based on real comparable sales in Reedy Reserve, 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 on the map →
Frequently Asked Questions
What is the median home price in Reedy Reserve?
How long do homes in Reedy Reserve take to sell?
How many homes are in Reedy Reserve?
What share of Reedy Reserve is owner-occupied?
When were the homes in Reedy Reserve built?
Do cash buyers compete in Reedy Reserve?
Who is the best real estate agent for Reedy Reserve?
How do I find a top Kissimmee real estate agent who knows Reedy Reserve?
Can Momentum Realty connect me with an agent for Reedy Reserve?
Should you buy in Reedy Reserve?
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 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.
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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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