West Lucaya Village
Homes for Sale in Kissimmee, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Stellar MLS
As of October 2026, West Lucaya Village in Kissimmee, FL has 1057 homes for sale and 193 pending, asking from $48,500 to $14,500,000 (median $399,000). Over the 12 months ending 2026-09-20, 10 recorded sales closed at a median of $294,250, $194 per square foot, a median 106 days on market, sellers accepting 96% of original asking (-7% versus the prior year). Homes listed or recently sold were built 1912–2026 with 122 new construction; 1038 of 1252 report an HOA (median $285/mo); 134 of the 1244 geocoded homes sit in a FEMA special flood hazard zone (median elevation 78 ft). At the median price and Osceola County's FY2025-26 rate of 15.23 mills, annual property tax runs about $4,480 ($3,880 with the full homestead exemption).
Homes For Sale Right Now in West Lucaya Village
Live MLS inventory for West Lucaya Village. 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 West Lucaya Village listings as of 2026-10-01, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2016 through 2026. Tap any home to ask about it.
West Lucaya Village sits in Kissimmee's short-term-rental corridor, and that context does more to set price than square footage alone. The median runs $315,000 at about $200.71 per square foot, and price here tracks condition, furnishing, and rental-readiness more than a simple size calculation. Expect a wide spread around that median depending on how turnkey a home is.
The posture right now is patient, not frantic. Homes are taking a median of 56 days to go under contract, and year-over-year values are up 2.4% — steady rather than surging. With 1,862 active listings in the broader market, buyers have room to compare and negotiate, while sellers need honest pricing and a property that shows well to stand out.
West Lucaya Village right now
🟡 Off the recent peak. The trailing-12-month median ($294K) is down 6.6% from the prior 12 months ($315K). 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 (10 and 11 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
West Lucaya Village market snapshot (as of September 20, 2026): the median sale price is about $294K ($194 per sq ft over the trailing 12 months of closed sales), and a median 107 days on market for closed sales. The trailing-12-month median is down 7% from the prior 12 months, computed from record-level Stellar MLS closed sales (10 closings in the current window).
West Lucaya Village is a community of 2,566 homes in Kissimmee, Osceola County, built between 1927 and 2024 (median 2016.0), with a median living area of about 2,543 square feet. 21% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
West Lucaya Village is a Kissimmee community in Osceola County oriented toward the region's vacation-rental market, where a home's income potential and finish level shape value as much as its footprint.
The setting & the homes.
Aerial and on-site photos of West Lucaya Village. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Photos from Stellar MLS listings in West Lucaya Village; content deemed reliable but not guaranteed.
Who West Lucaya Village is best for.
Best for
- Investors targeting short-term-rental income near Kissimmee's attractions with a mid-$300s budget
- Buyers who want negotiating leverage and time to compare in a deep-inventory market
- Second-home buyers seeking a turnkey property they can offset with rental use
Probably not for
- Buyers expecting fast, outsized appreciation from a 2.4% year-over-year market
- Anyone wanting a quiet setting away from a tourist-driven rental corridor
- Buyers unwilling to underwrite condition and furnishing differences behind the per-square-foot number
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 ($294K) IS the median in the snapshot above, and the move from 2025 ($315K) IS the -6.6% one-year change.
Windows contain 0 to 38 sales each (10 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 2016 through 2026. Deemed reliable but not guaranteed.
15% of homes for sale in West Lucaya Village 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 (2026-10-01).
West Lucaya Village Market Scorecard
West Lucaya Village is currently a balanced market., a median asking price of $398,000, and homes go under contract in about 52 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in WEST LUCAYA VILLAGE, 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.
West Lucaya Village 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 West Lucaya Village
- Pool · reported on 1459 of 1810 listings
- Fitness Center · reported on 1122 of 1810 listings
- Playground · reported on 1094 of 1810 listings
- Clubhouse · reported on 1041 of 1810 listings
- Tennis Court(s) · reported on 708 of 1810 listings
- Gated Community - Guard · reported on 611 of 1810 listings
- Deed Restrictions · reported on 517 of 1810 listings
- Park · reported on 465 of 1810 listings
- Gated · reported on 414 of 1810 listings
- Restaurant · reported on 344 of 1810 listings
- Dog Park · reported on 312 of 1810 listings
- Community Mailbox · reported on 287 of 1810 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
- Westside K-8 · Elementary
- Horizon Middle · Middle
- Poinciana High School · High
Zoned schools reflect the assignments reported on recent West Lucaya Village 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 West Lucaya Village address.
The West Lucaya Village buying strategy.
If we were buying in West Lucaya Village 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 West Lucaya Village.
What the 56-day market is telling you
A 56-day median days-on-market signals a market that rewards preparation. Well-presented, rental-ready homes move; anything overpriced or in rough condition sits. That gap is where the $200.71 median price per square foot gets deceptive — the number reflects a blend of turnkey and as-is inventory, so two similar-sized homes can price very differently based on furnishings and upkeep.
The 2.4% year-over-year gain is modest and worth reading plainly: this is not a runaway appreciation story, it is incremental. For buyers, that means less pressure to overpay in a rush. For sellers, it means the recent months of gains won't cover a pricing mistake — the market is discerning enough to leave an ambitious list price on the shelf.
The location and the amenities are priced into every listing in West Lucaya Village. 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 West Lucaya Village 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 (4.5). Basis: Recent Direction -6.6% year-over-year; Owner Commitment 21% owner-occupied; Pricing Power 95.7% sale-to-list. Refreshed with each data update.
Why work with Momentum here
This is a market where condition and rental positioning drive price, and a generic comp pull will mislead you. We help buyers separate turnkey value from cosmetic markup, and we price sellers to the reality of a 56-day median rather than to hope. Where a home's short-term-rental use factors into value, we walk through what that actually means for your numbers.
West Lucaya Village in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $286/month (about $3,432/yr) · median of 18785 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $286 per month ($3,432 a year) — the median AssociationFee across 18785 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 West Lucaya Village 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 West Lucaya Village sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in West Lucaya Village, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your West Lucaya Village home worth?
Get a no-obligation home value based on real comparable sales in West Lucaya Village, 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 →
Recently off market in WEST LUCAYA VILLAGE
Homes in WEST LUCAYA VILLAGE 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. 590 on record.
- 100 Thornbury Lane · off market
- 1006 Plantation Drive #F9 · off market
- 1007 Celebration Avenue #201 · off market
- 101 Seneca Point Trl · off market
- 1013 Park Ridge Circle · off market
- 1026 N Plantation Drive #B14 · off market
- 103 Luca Lane · off market
- 1037 Lake Berkley Drive · off market
Frequently Asked Questions
What is the median home price in West Lucaya Village?
How long do homes in West Lucaya Village take to sell?
How many homes are in West Lucaya Village?
What share of West Lucaya Village is owner-occupied?
When were the homes in West Lucaya Village built?
Who is the best real estate agent for West Lucaya Village?
How do I find a top Kissimmee real estate agent who knows West Lucaya Village?
Can Momentum Realty connect me with an agent for West Lucaya Village?
Where is West Lucaya Village, and what county is it in?
Is West Lucaya Village a good place to live?
Should you buy in West Lucaya Village?
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 (45 streets, ZIP 34747)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2016 (96 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how WEST LUCAYA VILLAGE fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near West Lucaya Village Homes for Sale in Kissimmee, FL with Momentum Realty’s local guides.
