Split Oak Reserve
Homes for Sale in St. Cloud, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, split oak reserve in St Cloud, FL has 5 homes for sale and 1 pending, asking from $410,000 to $715,000 (median $599,900). Over the 12 months ending 2026-09-12, 6 recorded sales closed at a median of $480,000, $201 per square foot, a median 68 days on market, sellers accepting 93% of original asking (+0% versus the prior year). Homes listed or recently sold were built 2021 - 2022; 12 of 12 report an HOA (median $115/mo); 2 of the 12 geocoded homes sit in a FEMA special flood hazard zone (median elevation 76 ft). At the median price and Osceola County's FY2025-26 rate of 15.23 mills, annual property tax runs about $7,310 ($6,710 with the full homestead exemption).
Homes For Sale Right Now in Split Oak Reserve
Live MLS inventory for Split Oak Reserve. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 1 daysTop listing
Active · 24 days
Active · 77 days
Active · 1 days
Active · 182 days
Pending · 3 daysActive and pending Split Oak Reserve listings as of 2026-09-14, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2021 through 2026. Tap any home to ask about it.
Split Oak Reserve right now
🟢 Buyer-leaning market. 10.0 months of supply and 17% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of September 12, 2026. Confidence: Medium (6 active and pending listings, 6 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($480K) is up 0.0% from the prior 12 months ($480K). With about 8 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 September 12. Confidence: Low (6 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 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
Split Oak Reserve market snapshot (as of September 12, 2026): the median sale price is about $480K ($201 per sq ft over the trailing 12 months of closed sales), a median 69 days on market for closed sales, and 10.0 months of supply, a buyer-leaning market. The trailing-12-month median is up 0% from the prior 12 months, computed from record-level Stellar MLS closed sales (6 closings in the current window).
In ZIP 34771 (St Cloud), 2,904 homes closed in the last 12 months at a median of $435K ($211/sq ft), up 0.3% year over year, with a median 45 days on market. Right now 477 active and 202 pending listings put supply at about 3.4 months - a healthy market. See the live ZIP 34771 housing market and the Osceola County market.
Flood zones in split oak reserve: of 12 listing addresses checked against the FEMA National Flood Hazard Layer, 83% sit outside the FEMA Special Flood Hazard Area (Zone X); 17% are in an A-series high-risk zone where flood insurance is required with a federally backed mortgage. Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in St Cloud.
Split Oak Reserve is a community of 117 homes in St Cloud, Osceola County, built between 1982 and 2023 (median 2022), with a median living area of about 3,087 square feet. 52% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Split Oak Reserve. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Split Oak Reserve
Split Oak ReservePhotos from Stellar MLS listings in Split Oak Reserve; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($480K) IS the median in the snapshot above, and the move from 2025 ($480K) IS the +0.0% one-year change.
Windows contain 3 to 20 sales each (6 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.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Osceola County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Osceola County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
SPLIT OAK RESERVE Market Scorecard
SPLIT OAK RESERVE is currently a strong buyer's market. About 10.0 months of supply, a median asking price of $599,900, and homes go under contract in about 24 days.
Typical home value in the 34771 ZIP is $436,543, about 13.8% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Split Oak Reserve, ST CLOUD
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period September 2026 through September 2026. Deemed reliable but not guaranteed.
Split Oak Reserve on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Split Oak Reserve
- Pool · reported on 10 of 10 listings
- Playground · reported on 6 of 10 listings
- Deed Restrictions · reported on 2 of 10 listings
- Trail(s) · reported on 2 of 10 listings
- Park · reported on 1 of 10 listings
- Dog Park · reported on 1 of 10 listings
- Association Recreation - Owned · reported on 1 of 10 listings
- Community Mailbox · reported on 1 of 10 listings
- Irrigation-Reclaimed Water · reported on 1 of 10 listings
- Security Fencing/Lighting/Alarms · reported on 1 of 10 listings
- Secured Garage/Parking · reported on 1 of 10 listings
- Security Lights · reported on 1 of 10 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Osceola County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- VOYAGER K-8 · Elementary
- VOYAGER K-8 · Middle
- Tohopekaliga High School · High
Zoned schools reflect the assignments reported on recent Split Oak Reserve listings and can change; always confirm with Osceola County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Split Oak Reserve address.
Shop the zone: Homes zoned for Tohopekaliga High School
The Split Oak Reserve buying strategy.
If we were buying in Split Oak 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Split Oak Reserve.
A closer look at the Split Oak Reserve market
At a median of $201 per square foot, Split Oak Reserve prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 10.0 months of supply, a buyer-leaning market. Homes that do trade take a median 69 days on market, useful leverage on any listing that has lingered.
The housing stock is 117 homes built between 1982 and 2023, and 52% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Split Oak Reserve. 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 Split Oak Reserve 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 4 factors (4.1). Basis: Recent Direction +0.0% year-over-year; Liquidity & Demand 10.0 months of supply; Owner Commitment 52% owner-occupied; Pricing Power 92.7% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA dues reported around $115/month (about $1,380/yr) · median of 36 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $115 per month ($1,380 a year) - the median AssociationFee across 36 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
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 Split Oak 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 Split Oak Reserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Split Oak 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 Split Oak Reserve home worth?
Get a no-obligation home value based on real comparable sales in Split Oak 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 Split Oak Reserve on the map →
Recently off market in split oak reserve
Homes in split oak reserve that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 4 on record.
- 5616 Arborvista Dr · off market
- 5668 Arborvista Drive · off market
- 5668 Arborvista Street · off market
- 5677 Cedar Chase Drive · off market
Frequently Asked Questions
What is the median home price in Split Oak Reserve?
How long do homes in Split Oak Reserve take to sell?
Is Split Oak Reserve a buyer's or seller's market right now?
How many homes are in Split Oak Reserve?
What share of Split Oak Reserve is owner-occupied?
When were the homes in Split Oak Reserve built?
Who is the best real estate agent for Split Oak Reserve?
How do I find a top St Cloud real estate agent who knows Split Oak Reserve?
Can Momentum Realty connect me with an agent for Split Oak Reserve?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 14, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 12, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (5 streets, ZIP 34771)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2021 (45 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 local comps.
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See how split oak reserve fits the bigger picture — live prices, inventory, and Momentum Scores:
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