Siena Reserve Ph 2A & 2B
Homes for Sale in St Cloud, FL
True comps, carrying-cost math, and listings before the portals.
Siena Reserve is a young community, with homes built between 2020 and 2023 and a median build year of 2021. That means condition and floorplan drive price more than location quirks or renovation history. At a median of $395,000 and roughly $215 per square foot on a median home around 2,342 square feet, you are paying for recent construction and space, not for a mature address.
The market posture here is soft and slow. Prices are down 11.5% year over year and the median home is taking 67 days to sell. That combination favors buyers who can be patient and negotiate; sellers need to price to the current market from day one, because the days-on-market figure says this is not a community where you can test a high number and wait.
Siena Reserve Ph 2A & 2B right now
🔴 Off the recent peak. The trailing-12-month median ($395K) is down 11.5% from the prior 12 months ($446K). With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending July 15. Confidence: Low (5 and 8 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Siena Reserve Ph 2A & 2B right now
🔴 Off the recent peak. The trailing-12-month median ($395K) is down 11.5% from the prior 12 months ($446K). With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending July 15. Confidence: Low (5 and 8 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 15, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Siena Reserve Ph 2A & 2B market snapshot (as of July 15, 2026): the median sale price is about $395K ($215 per sq ft over the trailing 12 months of closed sales), and a median 67 days on market for closed sales. The trailing-12-month median is down 12% from the prior 12 months, computed from record-level Stellar MLS closed sales (5 closings in the current window).
Siena Reserve Ph 2A & 2B is a community of 178 homes in St Cloud, Osceola County, built between 2020 and 2023 (median 2021.0), with a median living area of about 2,342 square feet. 79% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Siena Reserve Ph 2A & 2B is a compact, newer subdivision of 178 homes in St Cloud, Osceola County, where nearly four in five homes are homesteaded — a sign of an owner-occupied base rather than an investor-heavy churn.
Who Siena Reserve Ph 2A & 2B is best for.
Best for
- Buyers with a budget around the mid-$390s who want recent construction and roughly 2,300 square feet
- Patient buyers willing to negotiate in a market where the median home sits 67 days
- Owner-occupants planning to hold through a soft price stretch rather than flip
Probably not for
- Buyers expecting quick appreciation or a fast, guaranteed resale
- Anyone wanting a wide range of price points or older, character-rich homes
- Short-horizon buyers who may need to sell within a year or two
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($395K) IS the median in the snapshot above, and the move from 2025 ($446K) IS the -11.5% one-year change.
Windows contain 0 to 8 sales each (5 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 %s through %s. Deemed reliable but not guaranteed.
The Siena Reserve Ph 2A & 2B buying strategy.
If we were buying in Siena Reserve Ph 2A & 2B 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 Siena Reserve Ph 2A & 2B.
A new-build community finding its footing
With every home under roughly six years old, the housing stock is uniform in age and generally still under or near the tail end of builder warranties. That works in a buyer's favor on inspection risk, but it also means resale competes directly against whatever nearby new construction is still selling — a real factor in the current 11.5% year-over-year decline.
The 79% homestead share matters more than it looks. A high owner-occupied rate tends to mean fewer distressed or rushed sales and more stable upkeep, but it also thins the pool of listings, which is part of why the median sits at 67 days on market. With only a handful of recent closings in the window, individual sales carry weight, so read comps carefully rather than assuming a smooth trend.
The location and the amenities are priced into every listing in Siena Reserve Ph 2A & 2B. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Siena Reserve Ph 2A & 2B buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (6.1). Basis: Recent Direction -11.5% year-over-year; Owner Commitment 79% owner-occupied; Pricing Power 96.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a thin, slow market with a small number of recent closings, the difference between a good price and a bad one comes down to reading each comp on its own merits. We track condition, square footage, and days on market across Siena Reserve so you are not anchoring to a stale number, and we will tell a seller plainly when the list price needs to reflect the 67-day reality rather than last year's peak.
Siena Reserve Ph 2A & 2B 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 Siena Reserve Ph 2A & 2B 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 Siena Reserve Ph 2A & 2B sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Siena Reserve Ph 2A & 2B, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Siena Reserve Ph 2A & 2B home worth?
Get a no-obligation home value based on real comparable sales in Siena Reserve Ph 2A & 2B, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Siena Reserve Ph 2A & 2B?
How long do homes in Siena Reserve Ph 2A & 2B take to sell?
How many homes are in Siena Reserve Ph 2A & 2B?
What share of Siena Reserve Ph 2A & 2B is owner-occupied?
When were the homes in Siena Reserve Ph 2A & 2B built?
Do cash buyers compete in Siena Reserve Ph 2A & 2B?
Who is the best real estate agent for Siena Reserve Ph 2A & 2B?
How do I find a top St Cloud real estate agent who knows Siena Reserve Ph 2A & 2B?
Can Momentum Realty connect me with an agent for Siena Reserve Ph 2A & 2B?
Should you buy in Siena Reserve Ph 2A & 2B?
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 July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 34771)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2021 (25 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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($395K) IS the median in the snapshot above, and the move from 2025 ($446K) IS the -11.5% one-year change.
Windows contain 0 to 8 sales each (5 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 %s through %s. Deemed reliable but not guaranteed.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 34771)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2021 (25 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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