TUSCANA
Homes for Sale in DAVENPORT, FL
True comps, carrying-cost math, and listings before the portals.
Tuscana is a small, tightly built inventory - 8 homes total and 6 currently active - so this is not a market where broad averages carry much weight. Every listing here is effectively its own data point. With a median year built of 2007 and a median living area right around 1,134 square feet, these are compact, similarly-aged units, and pricing tends to track condition and how recently a unit has been updated more than location within the community.
Months of supply sits at 10.3, and the snapshot shows a buyer-leaning posture with only two closings in the recent window. That combination means sellers should expect negotiation room and buyers should expect some patience - there simply isn't a deep pool of comparable recent sales to lean on, so pricing a unit correctly up front matters more here than in a high-volume community.
TUSCANA right now
🟡 Balanced market. 5.3 months of supply and 33% of the inventory already under contract put buyers and sellers on roughly even footing.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 August 2, 2026. Confidence: Medium (6 active and pending listings, 2 closed sales in 12 months).
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Updated August 2, 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
Tuscana Davenport is a small, gated condo-style community built out in 2007, positioned in Osceola County's Davenport corridor with a resort-style amenity package that goes well beyond a typical residential subdivision.
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.
The setting & the homes.
Aerial and on-site photos of TUSCANA. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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TUSCANAWho TUSCANA is best for.
Best for
- A buyer targeting a smaller condo-style unit for investment or vacation use near the Davenport corridor.
- A buyer comfortable verifying HOA amenity access and rental rules directly before purchase.
- A buyer who wants negotiating leverage in a currently buyer-leaning, low-turnover market.
Probably not for
- A buyer seeking a primary homestead residence with a deep, active resale market for comparison.
- A buyer who needs a larger living footprint beyond the roughly 1,134 sq ft median.
- A buyer uncomfortable with a small, 8-home inventory and limited recent closing data.
The market around TUSCANA
TUSCANA is a small community — 26 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 33896, 585 homes are on the market and 12% are under contract — a slower corner of DAVENPORT.
Across Osceola County, 4,437 homes are active and 1,149 pending (21% under contract).
The housing mix here is 94% condominium, 4% condo - hotel, 1% townhouse.
ZIP and county figures describe the wider market, not TUSCANA specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in TUSCANA, DAVENPORT
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 August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in TUSCANA
Live MLS inventory for TUSCANA. 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 and pending TUSCANA listings as of 2026-08-23, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2015 through 2026. Tap any home to ask about it.
TUSCANA 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 TUSCANA
- Gated Community - No Guard · reported on 11 of 14 listings
- Clubhouse · reported on 8 of 14 listings
- Pool · reported on 8 of 14 listings
- Deed Restrictions · reported on 7 of 14 listings
- Gated Community · reported on 5 of 14 listings
- Security · reported on 4 of 14 listings
- Fitness Center · reported on 4 of 14 listings
- Playground · reported on 2 of 14 listings
- Gated Community - Guard · reported on 2 of 14 listings
- Restaurant · reported on 2 of 14 listings
- Gated · reported on 2 of 14 listings
- Security Gate · reported on 2 of 14 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 TUSCANA buying strategy.
If we were buying in TUSCANA 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 TUSCANA.
A small footprint with a resort-style amenity list
What stands out about Tuscana isn't unit count - it's the amenity roster attached to a community this size: a guarded gate, clubhouse, fitness center, pool, restaurant, and even elevators, all reported across the community's MLS listings. That's a profile more common to a condo-hotel or short-term-rental-oriented property than a standard single-family neighborhood, and it's worth confirming directly with the HOA which of these are currently active and what access looks like.
The homestead share here is reported at zero, which is a meaningful signal on its own - it suggests these units are being used primarily as investment or non-primary-residence property rather than owner-occupied housing. That shapes everything from HOA rules to rental restrictions to how a unit shows when it's time to sell, so any buyer evaluating Tuscana should walk in treating it as an income or vacation-use property first, not a standard homestead.
The location and the amenities are priced into every listing in TUSCANA. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only 8 homes in the entire community and 6 currently active, there's no substitute for someone who checks current HOA documents, rental rules, and amenity access directly rather than relying on generic listing descriptions - we do that verification before a buyer or seller commits.
TUSCANA 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 TUSCANA 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 TUSCANA sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in TUSCANA, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your TUSCANA home worth?
Get a no-obligation home value based on real comparable sales in TUSCANA, 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 TUSCANA on the map →
TUSCANA Market Scorecard
TUSCANA is currently a strong buyer's market. About 30.0 months of supply, a median asking price of $205,000, and homes go under contract in about 360 days.
Go deeper: 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.
Frequently Asked Questions
Is TUSCANA a buyer's or seller's market right now?
How many homes are in TUSCANA?
What share of TUSCANA is owner-occupied?
When were the homes in TUSCANA built?
Do cash buyers compete in TUSCANA?
Who is the best real estate agent for TUSCANA?
How do I find a top DAVENPORT real estate agent who knows TUSCANA?
Can Momentum Realty connect me with an agent for TUSCANA?
Should you buy in TUSCANA?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near TUSCANA with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (7 streets, ZIP 33896/34747)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2015 (42 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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See how TUSCANA fits the bigger picture — live prices, inventory, and Momentum Scores:
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