Shelby Place Ph 02
Homes for Sale in Kissimmee, FL
True comps, carrying-cost math, and listings before the portals.
Shelby Place Ph 02 is a small, established pocket of 118 homes built in the mid-1990s, with a median build year of 1995 and a typical living area around 1,640 square feet. At this point in its life cycle, condition and updates inside each home do more to set price than any community-wide feature — buyers should expect to evaluate roofs, HVAC age, and interior finishes house by house rather than assume uniformity.
Just under 70% of homes here carry a homestead exemption, which points to a base of longer-term ownership rather than heavy investor or short-term turnover. For sellers, that tends to mean fewer competing listings at any given time; for buyers, it means patience and a willingness to work with an agent who tracks this specific community closely, since inventory here does not move in large batches.
Who Shelby Place Ph 02 is best for.
Best for
- Buyers who want a straightforward, mid-1990s single-family home without paying for amenity overhead.
- Buyers comfortable evaluating and budgeting for age-appropriate updates (roof, HVAC, water heater) as part of the purchase.
- Buyers targeting a smaller, lower-turnover community in Kissimmee rather than a large master-planned development.
Probably not for
- Buyers who want on-site amenities like a pool, clubhouse, or fitness facilities as part of the community.
- Buyers seeking new construction or homes with fully modernized systems as a baseline expectation.
- Buyers who need a high volume of active listings to choose from at any given time.
The market around Shelby Place Ph 02
Shelby Place Ph 02 is a small community — 5 recorded sales on file, most recently in 2023 — 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 Shelby Place Ph 02 specifically. Momentum Research analysis of MLS records.
The Shelby Place Ph 02 buying strategy.
If we were buying in Shelby Place Ph 02 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 Shelby Place Ph 02.
A Steady, Small Community
With only 118 homes total, Shelby Place Ph 02 does not generate the volume of listings seen in larger master-planned communities nearby. The homes were built within a tight three-year window (1994 to 1997), so age-related systems — roofing, water heaters, original windows — are a relevant line item to check on nearly any property here, regardless of price.
No community amenities are identified from current MLS listings, which means this is a community valued for its homes and location rather than for shared recreational infrastructure. Buyers drawn to clubhouses, pools, or planned social amenities should look elsewhere; buyers focused on a straightforward single-family home in an established Kissimmee setting will find that fit here.
The location and the amenities are priced into every listing in Shelby Place Ph 02. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this size, generic market reports miss the details that matter — which specific homes have been updated, which still carry original 1990s systems, and how the limited number of active listings compares to what has actually closed. We track Shelby Place Ph 02 at that level, so you are pricing and negotiating against real, current data rather than assumptions.
Shelby Place Ph 02 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 Shelby Place Ph 02 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 Shelby Place Ph 02 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Shelby Place Ph 02, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Shelby Place Ph 02 home worth?
Get a no-obligation home value based on real comparable sales in Shelby Place Ph 02, 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 Shelby Place Ph 02 on the map →
Frequently Asked Questions
How many homes are in Shelby Place Ph 02?
What share of Shelby Place Ph 02 is owner-occupied?
When were the homes in Shelby Place Ph 02 built?
Do cash buyers compete in Shelby Place Ph 02?
Who is the best real estate agent for Shelby Place Ph 02?
How do I find a top Kissimmee real estate agent who knows Shelby Place Ph 02?
Can Momentum Realty connect me with an agent for Shelby Place Ph 02?
Should you buy in Shelby Place Ph 02?
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 (3 streets, ZIP 34743)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2015 (9 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.
See how Shelby Place Ph 02 fits the bigger picture — live prices, inventory, and Momentum Scores:
More Kissimmee & 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.