The Grand Reserve Condo
Homes for Sale in Tampa, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
The Grand Reserve Condo is a single-vintage community — every one of its 381 units dates to 1988 — so price here is driven less by location and more by what's been done inside the walls. With a median living area around 723 square feet and a median price of $130,000, this is compact, entry-level condo stock, and condition is the swing factor: an updated interior versus an original one will explain most of the spread you see.
The market posture is cool. A market heat score of 13, a median of roughly 43 days on market, and prices down 10.8% year over year all point the same direction — buyers have time and leverage. For sellers, that means pricing to the current comps, not last year's, and letting condition do the talking. For buyers, there's room to be selective and to negotiate.
The Grand Reserve Condo right now
🔴 Off the recent peak. The trailing-12-month median ($130K) is down 10.8% from the prior 12 months ($146K). With about a dozen 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: Medium (14 and 14 sales in the two windows).
What's unique here: the median sale price is about 67% below the typical Hillsborough County sale ($130K vs $395K, trailing 12 months, Stellar MLS records).
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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
The Grand Reserve Condo market snapshot (as of July 15, 2026): the median sale price is about $130K ($186 per sq ft over the trailing 12 months of closed sales), and a median 44 days on market for closed sales. The trailing-12-month median is down 11% from the prior 12 months, computed from record-level Stellar MLS closed sales (14 closings in the current window).
The Grand Reserve Condo is a community of 381 homes in Tampa, Hillsborough County, built between 1988 and 1988 (median 1988), with a median living area of about 723 square feet. 16% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is a uniformly-aged 1988 condo community in Tampa built around small, efficient floor plans. With a homestead share near 16%, most units here are held as rentals or second homes rather than primary residences — a texture worth understanding before you buy.
Who The Grand Reserve Condo is best for.
Best for
- First-time buyers targeting a low entry price in the Tampa condo market
- Investors comfortable with association rental rules and second-home ownership levels
- Buyers willing to trade square footage for a manageable, condition-flexible budget
Probably not for
- Buyers who need more than roughly 700 square feet of living space
- Anyone counting on quick appreciation given the recent 10.8% year-over-year decline
- Buyers who want a fast transaction and a hot, competitive market
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 ($130K) IS the median in the snapshot above, and the move from 2025 ($146K) IS the -10.8% one-year change.
Windows contain 0 to 35 sales each (14 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 The Grand Reserve Condo buying strategy.
If we were buying in The Grand Reserve Condo 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 The Grand Reserve Condo.
One vintage, condition-driven pricing
Because everything was built in 1988, you're not comparing new against old — you're comparing renovated against original. The median price sits at $130,000 and the median price per square foot near $186, but those numbers hide a wide range tied almost entirely to interior updates, flooring, kitchens, and baths. Walk several units before you anchor on a value; the differences are real and visible.
The low homestead share means investor and second-home ownership is a meaningful part of the picture here. That can affect financing, rental rules, and the pace of turnover — the roughly 43-day median days-on-market and a modest recent closing window of 14 sales tell you this isn't a fast-moving segment. Confirm the association's rental policy and reserve health early in your diligence.
The location and the amenities are priced into every listing in The Grand Reserve Condo. 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 The Grand Reserve Condo 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 (2.6). Basis: Recent Direction -10.8% year-over-year; Owner Commitment 16% owner-occupied; Pricing Power 89.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a condition-driven, single-vintage community like this, the value is in reading unit-to-unit differences and the association's financials correctly. We help buyers separate a cosmetically updated unit from a genuinely improved one, and we price sellers to a softening market rather than a hopeful one — so a listing actually moves inside a reasonable window.
The Grand Reserve Condo 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 The Grand Reserve Condo 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 The Grand Reserve Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Grand Reserve Condo, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Grand Reserve Condo home worth?
Get a no-obligation home value based on real comparable sales in The Grand Reserve Condo, 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 The Grand Reserve Condo?
How long do homes in The Grand Reserve Condo take to sell?
How many homes are in The Grand Reserve Condo?
What share of The Grand Reserve Condo is owner-occupied?
When were the homes in The Grand Reserve Condo built?
Do cash buyers compete in The Grand Reserve Condo?
Who is the best real estate agent for The Grand Reserve Condo?
How do I find a top Tampa real estate agent who knows The Grand Reserve Condo?
Can Momentum Realty connect me with an agent for The Grand Reserve Condo?
Should you buy in The Grand Reserve Condo?
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 (18 streets, ZIP 33614)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2020 (101 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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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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