Towns At Narcoossee Commons
Homes for Sale in St. Cloud, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 34 closed sales in Towns At Narcoossee Commons in St Cloud, FL since 2023, the most recent in August 2026. Recorded prices since 2024 ran from $290,000 to $423,640 (median $392,440), on homes of 1,379 to 1,769 sq ft. Across St Cloud as a whole, 2,213 homes closed in the last 12 months at a median of $414,990, 46 median days on market, with 588 homes for sale today. At that median and Osceola County's FY2025-26 rate of 15.23 mills, annual property tax runs about $5,980 ($5,380 with the full homestead exemption).
| Location | ST CLOUD, Osceola County, FL · ZIP 34771 |
|---|---|
| Homes in the community | 114 (FL DOR 2025 assessment roll) |
| Years built | 1953–2024 (median 2023.0) |
| Typical living area | 1,908 sq ft (median) |
| Amenities listed by sellers | Pool |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 44% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2023 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Towns At Narcoossee Commons key facts,” movewithmomentum.com/neighborhoods/towns-at-narcoossee-commons-st-cloud, data as of September 20, 2026.
This is a small, new-build townhome community - 86 homes total, all constructed in 2023 or 2024, with a median build year of 2023. There is essentially no resale history to lean on: zero closings in the current window and a single active listing. Anyone pricing here is working from a very thin dataset, not a deep trend line.
With homestead exemptions on file for only about 37% of homes, a meaningful share of this community is held as non-owner-occupied, which is typical for a recently built townhome product that draws both owner-occupants and investors. For a seller, that means comparables may be scarce and each listing effectively sets its own tone. For a buyer, it means less competition data to negotiate against - you are pricing off condition and layout more than off a stack of recent sales.
Nearby homes for sale
No active listings inside Towns At Narcoossee Commons right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Towns At Narcoossee Commons is a compact, all-new townhome community in St Cloud built out in 2023-2024, with a median home size of about 1,719 square feet and amenities centered on a pool, clubhouse, and fitness center under deed restrictions.
Stellar MLS sales records identify 32 homes in Towns At Narcoossee Commons that have changed hands since 2023, built between 2022 and 2023 (median 2023), with a median living area of about 1,569 sq ft and a typical 3-bedroom, 2.5-bath layout; 100% are townhomes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 20 qualified sales in Towns At Narcoossee Commons across 2024 - 2024, median $410,000 - the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Towns At Narcoossee Commons is best for.
Best for
- Buyers who want new construction (2023-2024) without building or waiting on a custom build.
- Buyers prioritizing low-maintenance living with shared amenities - pool, clubhouse, fitness center - over yard upkeep.
- Investors comfortable purchasing in a community where a notable share of homes are already non-owner-occupied.
Probably not for
- Buyers who want extensive resale comps to lean on before making an offer - this market has almost none right now.
- Buyers seeking a larger single-family footprint rather than an attached townhome around 1,719 square feet.
- Buyers who want to avoid HOA deed restrictions on a small, tightly governed community.
The market around Towns At Narcoossee Commons
Towns At Narcoossee Commons is too small for its own price trend, so here is the market around it.
In ZIP 34771, 692 homes are on the market and 32% are under contract — a fast-moving corner of St Cloud.
Across Osceola County, 4,465 homes are active and 1,093 pending (20% under contract).
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.
ZIP and county figures describe the wider market, not Towns At Narcoossee Commons specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Towns At Narcoossee Commons, 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.
Life at Towns At Narcoossee Commons
- Pool · reported on 2 of 2 listings
- Clubhouse · reported on 1 of 2 listings
- Community Mailbox · reported on 1 of 2 listings
- Deed Restrictions · reported on 1 of 2 listings
- Fitness Center · reported on 1 of 2 listings
- Playground · reported on 1 of 2 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.
The Towns At Narcoossee Commons buying strategy.
If we were buying in Towns At Narcoossee Commons 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 Towns At Narcoossee Commons.
A young community with almost no track record
Every home here was built in 2023 or 2024, so this is not a community with decades of turnover to study - it is a first-generation townhome product still finding its resale rhythm. With zero recorded closings in the current window and only one active listing, there simply is not a pool of recent transactions to draw firm price conclusions from. That is not a red flag; it is just the reality of a young, small (86-home) community that has not cycled through many owners yet.
The homestead share sitting near 37% suggests a meaningful portion of the community is non-owner-occupied, which tracks with what you'd expect from a newer attached-home product that appeals to both owner-occupants and investors. Deed restrictions and shared amenities - pool, clubhouse, fitness center, playground, community mailbox - point to an HOA-managed environment where maintenance and common-area upkeep are handled collectively, which buyers should confirm directly with the HOA rather than assume from listing sheets.
The location and the amenities are priced into every listing in Towns At Narcoossee Commons. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this new and this thinly traded - one active listing, no closings in the current window - pricing correctly takes more than pulling comps off a sheet. We track builder-era pricing patterns, HOA documents, and what limited resale activity does exist so you are not guessing in a data vacuum on either side of the transaction.
Towns At Narcoossee Commons in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $200/month (about $2,400/yr) · median of 20 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $200 per month ($2,400 a year) - the median AssociationFee across 20 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 Towns At Narcoossee Commons 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 Towns At Narcoossee Commons sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Towns At Narcoossee Commons, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Towns At Narcoossee Commons home worth?
Get a no-obligation home value based on real comparable sales in Towns At Narcoossee Commons, 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 Towns At Narcoossee Commons on the map →
Recently off market in Towns At Narcoossee Commons
Homes in Towns At Narcoossee Commons 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. 2 on record.
- 2835 Narcoossee Commons Way · off market
- 2879 Narcoossee Commons Way · off market
Frequently Asked Questions
How many homes are in Towns At Narcoossee Commons?
What share of Towns At Narcoossee Commons is owner-occupied?
When were the homes in Towns At Narcoossee Commons built?
Who is the best real estate agent for Towns At Narcoossee Commons?
How do I find a top St Cloud real estate agent who knows Towns At Narcoossee Commons?
Can Momentum Realty connect me with an agent for Towns At Narcoossee Commons?
Where is Towns At Narcoossee Commons, and what county is it in?
Should you buy in Towns At Narcoossee Commons?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 26, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 34771)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2023 (34 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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