Split Oak Reserve
Homes for Sale in St Cloud, FL
True comps, carrying-cost math, and listings before the portals.
As of October 2026, split oak reserve in St Cloud, FL has 8 homes for sale, asking from $409,900 to $715,000 (median $604,950). Over the 12 months ending 2026-09-20, 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; 15 of 15 report an HOA (median $115/mo); 2 of the 15 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).
Last 30 days in Split Oak Reserve: 2 new listings (median asking $544,750), 1 closed sale (median $375,000). As of October 24, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
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 · 130 daysTop listing
Active · 138 days
Active · 26 days
Active · 3 days
Active · 129 days
Active · 45 days
Active · 21 days
Active · 235 daysActive and pending Split Oak Reserve listings as of 2026-10-23, 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 20, 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 20. Confidence: Low (6 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 24, 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 20, 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), 2,895 homes closed in the last 12 months at a median of $436K ($211/sq ft), up 0.5% year over year, with a median 45 days on market. Right now 473 active and 208 pending listings put supply at about 3.4 months - a healthy market. See the live ZIP 34771 housing market and the Osceola County market.
County records show 9 qualified sales in split oak reserve across 2024 - 2025 (7 in 2024, 2 in 2025), median $560,000 - the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Flood zones in Split Oak Reserve: of 13 listing addresses checked against the FEMA National Flood Hazard Layer, 85% sit outside the FEMA Special Flood Hazard Area (Zone X); 15% 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
Split Oak ReserveSplit Oak ReserveSplit Oak ReserveSplit Oak ReserveSplit Oak ReserveSplit Oak ReserveSplit Oak ReserveSplit 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 20 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 13.7 months of supply, a median asking price of $604,950, and homes go under contract in about 92 days.
Typical home value in the 34771 ZIP is $432,082, about 13.9% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
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 contributors.
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
Recent Developments in Split Oak Reserve
Development, infrastructure, retail, and school activity affecting Split Oak Reserve, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- 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 site is about 2 miles north of Split Oak Reserve.
Source: Spectrum News 13 - 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 9 miles southwest of Split Oak Reserve, 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 5 miles west of Split Oak Reserve.
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.
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.
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. 7 on record.
- 2710 Forestdale Street · off market
- 2724 Timbergrove Street · off market
- 2731 Forestdale Street · off market
- 5616 Arborvista Dr · off market
- 5668 Arborvista Drive · off market
- 5668 Arborvista Street · off market
- 5677 Cedar Chase Drive · off market
| Location | St Cloud, Osceola County, FL · ZIP 34771 |
|---|---|
| Homes in the community | 117 (FL DOR 2025 assessment roll) |
| Years built | 1982–2023 (median 2022) |
| Typical living area | 3,087 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Pool, Playground, Deed Restrictions, Security System, Trail(s), Association Recreation - Owned |
| Sale prices, last 12 months | $480,000 median across 6 closed sales · $201 per sq ft · +0.0% vs the prior 12 months |
| Days on market (closed sales) | 68 median |
| For sale right now | 5 active, 1 pending · median asking $599,900 · 10.0 months of supply |
| Owner-occupied (homestead) share | 52% |
Data as of September 20, 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, “Split Oak Reserve key facts,” movewithmomentum.com/neighborhoods/split-oak-reserve-st-cloud, data as of September 20, 2026.
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 October 2026 through October 2026. Deemed reliable but not guaranteed.
Just listed in Split Oak Reserve
The newest homes for sale in Split Oak Reserve right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 2722 Forestdale Street $610,000 · 5 bd · 3 ba · 2,386 sq ft · listed Oct 16, 2026 Courtesy of EMPIRE NETWORK REALTY
- 2723 Forestdale Street $479,500 · 3 bd · 2 ba · 2,208 sq ft · listed Sep 28, 2026 Courtesy of PREMIER BROKERS INTERNATIONAL
- 5664 Oak Knoll Drive $649,990 · 5 bd · 4.5 ba · 3,593 sq ft · listed Sep 23, 2026 Courtesy of DENIZ REALTY PARTNERS LLC
- 5616 Arborvista Drive $510,000 · 4 bd · 3.5 ba · 2,904 sq ft · listed Sep 4, 2026 Courtesy of MARKET CONNECT REALTY LLC
- 2712 Timbergrove Street $599,900 · 4 bd · 4 ba · 2,904 sq ft · listed Jun 12, 2026 Courtesy of LPT REALTY, LLC
- 2701 Timbergrove Street $715,000 · 3 bd · 3 ba · 2,500 sq ft · listed Jun 11, 2026 Courtesy of CHARLES RUTENBERG REALTY ORLANDO
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Split Oak Reserve St Cloud Right Now (8)
All 8 active and pending Split Oak Reserve St Cloud listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2722 Forestdale Street · $610,000 · 5 bd / 3 ba · listed Oct 16, 2026 · listed by Empire Network Realty
- 2723 Forestdale Street · $479,500 · 3 bd / 2 ba · listed Sep 29, 2026 · listed by Premier Brokers International
- 5664 Oak Knoll Drive · $649,990 · 5 bd / 4.5 ba · listed Sep 24, 2026 · listed by Deniz Realty Partners Llc
- 5616 Arborvista Drive · $510,000 · 4 bd / 3.5 ba · listed Sep 10, 2026 · listed by Market Connect Realty Llc
- 2701 Timbergrove Street · $715,000 · 3 bd / 3 ba · listed Sep 10, 2026 · listed by Charles Rutenberg Realty Orlando
- 5674 Arborvista Drive · $660,000 · 5 bd / 4.5 ba · listed Aug 17, 2026 · listed by Vs International Properties
- 2712 Timbergrove Street · $599,900 · 4 bd / 4 ba · listed by Lpt Realty, Llc
- 2769 Franklin Road · $409,900 · 3 bd / 2.5 ba · listed by Charles Rutenberg Realty Orlando
Recently sold in Split Oak Reserve St Cloud
- 2731 Forestdale Street · sold $375,000
- 5677 Cedar Chase Drive · sold $645,000
- 2724 Timbergrove Street · sold $600,000
- 2710 Forestdale Street · sold $525,000
Closed sales from the MLS; each page shows the sold price, taxes and value history.
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St Cloud guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Osceola County)
- Homestead exemption (Osceola County)
- New construction
- New construction (Osceola County)
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
Real estate agent in St Cloud? Join Momentum in St Cloud: 100% commission, one $12K cap.
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Matera Drive (1 homes on record)
What it really costs to own in Split Oak Reserve
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $115/month across 15 MLS listings (most billed monthly; 2026-10-24). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Osceola County is $1,735/yr (2,188 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 13 listing addresses checked against the FEMA flood map, 85% sit outside the high-risk zone and 15% inside one, where flood insurance is required with a federally backed mortgage. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 2022 across 15 listings. Newer roofs and current wind-mitigation features usually mean the lower end of insurance quotes. |
Email me new listings in Split Oak Reserve
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Split Oak Reserve
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Split Oak Reserve will answer, and the answer is published on this page for the next buyer.
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?
Where is Split Oak Reserve, and what county is it in?
Is Split Oak Reserve in a flood zone?
Is Split Oak Reserve a good place to live?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 23, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (5 streets, ZIP 34771)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| 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?
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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 local comps.
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See how split oak reserve fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Split Oak Reserve
- Home values · What homes in Split Oak Reserve actually sell for
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