Reedy Reserve
Homes for Sale in Kissimmee, FL
All 3,104 homes for sale in Kissimmee, FL · median $375,000 · 797 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.
Figures in this note are as of July 21, 2026. The live market numbers elsewhere on this page update nightly and are newer.
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), 1,623 homes closed in the last 12 months at a median of $405K ($199/sq ft), down 4.3% year over year, with a median 67 days on market. Right now 435 active and 80 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 →
| Location | Kissimmee, Osceola County, FL · ZIP 34746 |
|---|---|
| Homes in the community | 236 (FL DOR 2025 assessment roll) |
| Years built | 2017–2023 (median 2020.0) |
| Typical living area | 2,067 sq ft (median) |
| Sale prices, last 12 months | $296,000 median across 7 closed sales · $184 per sq ft |
| Days on market (closed sales) | 106 median |
| Owner-occupied (homestead) share | 71% |
Data as of August 2, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2021 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Reedy Reserve key facts,” movewithmomentum.com/neighborhoods/reedy-reserve-ph-2, data as of August 2, 2026.
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Recent Developments in Reedy Reserve Ph 2
Development, infrastructure, retail, and school activity affecting Reedy Reserve Ph 2, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Development
Orange County commissioners approve Tuscana land use plan in Shingle Creek Basin on 4-3 vote
Commissioners voted 4-3 to approve the Tuscana land use application from Shingle Creek Co-Owners LLC and Geyer Development, reversing a unanimous rejection in May 2025. The plan includes more than 1,000 hotel rooms, about 4,000 apartments and commercial buildings, with conditions for a raised road, flood mitigation and wetland protection. The developer projects thousands of jobs at full build-out.
What it may mean for the marketThe approval could add substantial rental housing, hotel capacity and commercial space in the Shingle Creek area, while flood-mitigation conditions will shape how and when it is built. The site is about 8 miles northwest of Reedy Reserve Ph 2.
Source: Spectrum News 13 - September 2026Infrastructure
CFX holds public meetings on 14-mile toll road through part of Split Oak Forest
The Central Florida Expressway Authority held public meetings on Sept. 16 and 17 for a 14-mile road from State Road 417 near Boggy Creek Road in Orange County to Nova Road in Osceola County. CFX says portions could begin construction next year and that the road would ease traffic on Narcoossee Road. The agency faces a legal challenge from Orange County and is pursuing an eminent domain case.
What it may mean for the marketIf built, the road would add a new east-west route between Lake Nona and St. Cloud, changing commute options and access to east Orange and Osceola land. The project is about 13 miles northeast of Reedy Reserve Ph 2, elsewhere in Osceola County.
Source: Spectrum News 13 - August 2026Retail & Dining
Plans for Mattel indoor water park near Lake Buena Vista Factory Stores expand to 13 acres
Updated plans for the site off State Road 535 show a 95,000-square-foot indoor water park designed by Martin Aquatic, a separate 45,000-square-foot entertainment building and nearly 900 parking spaces. The tower height rises to as much as 100 feet and still needs Orange County approval. About 200 jobs are expected, and no opening date has been announced.
What it may mean for the marketThe project would add visitor attractions, dining and roughly 200 jobs near the State Road 535 corridor, with added traffic and parking demand nearby. The site is about 10 miles northwest of Reedy Reserve Ph 2.
Source: FOX 35 Orlando - August 2026Civic
St. Cloud council approves $6.7 million downtown apartment and parking garage agreement
The City Council unanimously approved an agreement with Atlantic Housing Partners for apartments and a parking garage next to City Hall. The Community Redevelopment Agency contributes $6.25 million and the city $460,000. The garage would hold 450 to 500 spaces, with 250 reserved for apartment residents.
What it may mean for the marketNew downtown rental housing and public parking would add residents and parking capacity to the St. Cloud core. The project is about 8 miles southeast of Reedy Reserve Ph 2, elsewhere in Osceola County.
Source: Spectrum News 13 - March 2026Development
Orlando approves the 380-acre Dowden Central Community Development District in Lake Nona
Orlando approved the Dowden Central Community Development District, a roughly 380-acre district in the Lake Nona area of southeast Orlando, in March 2026. The district provides the framework to build roads, drainage, utilities, and parks for future development phases.
What it may mean for the marketA new community development district lays the groundwork for large-scale growth in the Lake Nona area, a step that typically precedes new housing and commercial activity nearby. The site is about 8 miles northeast of Reedy Reserve Ph 2.
Source: ClickOrlando
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
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?
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Where is Reedy Reserve, and what county is it in?
Is Reedy Reserve a good place to live?
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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