Westview 45S Aa
Homes for Sale in Kissimmee, FL
All 2,944 homes for sale in Kissimmee, FL · median $373,250 · 267 homes for sale in 34758 · Osceola County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Stellar MLS
As of October 2026, Westview 45S Aa in Kissimmee, FL has 5 homes for sale and 2 pending, asking from $323,990 to $329,990 (median $324,990). Over the 12 months ending 2026-09-20, 9 recorded sales closed at a median of $305,390, $181 per square foot, a median 30 days on market, sellers accepting 91% of original asking (-4% versus the prior year). Homes listed or recently sold were built 2025–2026 with 17 new construction; 17 of 17 report an HOA (median $435/mo); 5 of the 17 geocoded homes sit in a FEMA special flood hazard zone (median elevation 70 ft). At the median price and Osceola County's FY2025-26 rate of 15.23 mills, annual property tax runs about $4,650 ($4,050 with the full homestead exemption).
Part of the Westview master-planned community in Kissimmee, FL — see all Westview homes for sale (62 listings across 12 villages and sections in the MLS).
Homes For Sale Right Now in Westview 45S Aa
Live MLS inventory for Westview 45S Aa. 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 Westview 45S Aa listings as of 2026-10-01, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2025 through 2026. Tap any home to ask about it.
Price here sits in the low $300s, with a median just over $307,000 and a median of roughly $187 per square foot. That combination points to a market where condition and finish do more to move a number than square footage alone, so what you're paying for is the state of the house, not just its size.
Posture is brisk but not frantic. A median of 25 days on market means well-priced, move-in-ready homes clear in under a month, while anything overpriced or needing work will sit. Sellers should price to the current data, not to hope; buyers should be ready to act on the clean listings and expect to negotiate on the ones that linger.
Westview 45S Aa right now
🟡 Balanced market. 5.5 months of supply and 17% 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 September 20, 2026. Confidence: High (6 active and pending listings, 9 closed sales in 12 months).
🟡 Off the recent peak. The trailing-12-month median ($305K) is down 3.8% from the prior 12 months ($317K). 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 September 20. Confidence: Medium (9 and 10 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 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
Westview 45S Aa market snapshot (as of September 20, 2026): the median sale price is about $305K ($181 per sq ft over the trailing 12 months of closed sales), a median 30 days on market for closed sales, and 5.5 months of supply, a balanced market. The trailing-12-month median is down 4% from the prior 12 months, computed from record-level Stellar MLS closed sales (9 closings in the current window).
In ZIP 34758 (Kissimmee), 725 homes closed in the last 12 months at a median of $305K ($169/sq ft), down 3.7% year over year, with a median 48 days on market. Right now 176 active and 81 pending listings put supply at about 4.7 months — a balanced market. See the live ZIP 34758 housing market and the Osceola County market.
Stellar MLS sales records identify 26 homes in Westview 45S Aa that have changed hands since 2025, built between 2025 and 2026 (median 2025), with a median living area of about 1,713 sq ft and a typical 2-bedroom, 2-bath layout; 100% are single-family homes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
This is a Kissimmee community in Osceola County where the pricing is accessible for the metro and turnover is quick, which tells you demand is steady for homes that show well.
The setting & the homes.
Aerial and on-site photos of Westview 45S Aa. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Photos from Stellar MLS listings in Westview 45S Aa; content deemed reliable but not guaranteed.
Who Westview 45S Aa is best for.
Best for
- Buyers targeting a low-$300s price point in the Kissimmee area who are ready to make decisions fast
- Buyers who want turnkey condition and will pay for finish rather than take on a renovation
- Sellers with an updated home willing to price to current data for a quick sale
Probably not for
- Buyers who need a large pool of listings to compare before committing
- Buyers looking for a deep discount on a fixer in a slow market
- Sellers unwilling to price to the current 25-day pace and condition-driven demand
Housing distress & ownership in Westview 45S Aa, Kissimmee
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.
Westview 45S Aa 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.
The Westview 45S Aa buying strategy.
If we were buying in Westview 45S Aa 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 Westview 45S Aa.
Reading a thin, fast market
The snapshot rests on a small window of 17 closings, so treat every figure as directional rather than gospel. In a community this size, one or two unusual sales can pull a median around, which is why we lean on the qualitative signal: homes are trading, and they're trading quickly.
A median of 25 days paired with a median near $187 per square foot suggests buyers are rewarding turnkey condition. The spread around the $307,530 median is likely driven more by how updated a home is than by footprint, so the smart play on either side of the table is to weigh finish and condition carefully before anchoring to the headline number.
The location and the amenities are priced into every listing in Westview 45S Aa. 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 Westview 45S Aa 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 (3.3). Basis: Recent Direction -3.8% year-over-year; Liquidity & Demand 5.5 months of supply; Owner Commitment 0% owner-occupied; Pricing Power 90.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With only 17 recent closings to read, the number that matters is the one that fits the specific house, not the community average. We price and negotiate off condition, days on market, and the real comparables, so you're not overpaying for a fixer or underselling a home that shows well in a market this quick.
Westview 45S Aa in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $435/month (about $5,220/yr) · median of 321 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $435 per month ($5,220 a year) — the median AssociationFee across 321 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, 2026-10.
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 Westview 45S Aa 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 Westview 45S Aa sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Westview 45S Aa, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Westview 45S Aa home worth?
Get a no-obligation home value based on real comparable sales in Westview 45S Aa, 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 all homes for sale in Kissimmee →
30% of homes for sale in ZIP 34758 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-02).
Westview 45S Aa Market Scorecard
Westview 45S Aa is currently a buyer's market. About 6.0 months of supply, a median asking price of $324,990, and homes go under contract in about 34 days.
Typical home value in the 34758 ZIP is $306,302, about 8.1% 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.
Frequently Asked Questions
What is the median home price in Westview 45S Aa?
How long do homes in Westview 45S Aa take to sell?
Is Westview 45S Aa a buyer's or seller's market right now?
What share of Westview 45S Aa is owner-occupied?
Who is the best real estate agent for Westview 45S Aa?
How do I find a top Kissimmee real estate agent who knows Westview 45S Aa?
Can Momentum Realty connect me with an agent for Westview 45S Aa?
Where is Westview 45S Aa, and what county is it in?
Is Westview 45S Aa a good place to live?
Should you buy in Westview 45S Aa?
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: October 1, 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 (1 streets, ZIP 34758)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2025 (19 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 Westview 45S Aa fits the bigger picture — live prices, inventory, and Momentum Scores:
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