7770 Sandy Ridge Dr Unit 218 BLDG 28 - Elevator · Four Corners, FL 34747

$358,900

5 bd · 4.5 ba · 2,630 sqft · Condo public records · 191 Days on market

Built 2023 Excellent condition $136/sqft · 20% below area Est $449k · 20% under $930/mo HOA · 24% of rent ↓ 31% since listing

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• Cash flow +5.3/30.0
• Condition / age +4.8/5.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +1.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * ACTIVE MEMBERSHIP * * . .. Move in Ready * * WITH ELEVATOR * * . . Enjoy this brand new luxurious contemporary townhome as a full time resident, second home or short term rental. This unit has an Elevator to your private penthouse suite. Please note that all buildings do NOT have Elevators. This spectacular 5 bedroom townhome has expansive views of the multi million dollar waterpark of Reunion Resort. Relax on the massive lanai and watch the Disney fireworks at night. As you enter the home, you will be greeted by 20 ft ceilings from floor to ceiling. This open floor plan has a large master on the main floor with 2 junior suites. There are two additional bedrooms on the top floor. Reunion Resort is located just 6 miles from Walt Disney World and theme parks. The Resort offers incredible amenities from 3 World Class Championship GOLF COURSES designed by Arnold Palmer, Tom Watson and Jack Nicklaus as well as 12 pools in community including MULTIMILLION DOLLAR WATER PARK with lazy river & water slide. Please note any property without a Resort membership may not be able to use any of the resort amenities. All Information Deemed Correct And Is Provided In Good Faith, However This Cannot Be Guaranteed, If Room Sizes, Sq. Ft. Taxes And Other Details Are Of Concern The Buyer And Buyers Agent Are Advised To Verify. The property has a mandatory membership, the new buyer will need to activate the membership as of day of closing. There will be an initiation fee of $15,000+ tax which will be collected at closing. Since this property has a mandatory membership and is located in Spectrum, the owner will receive 25% off their standard Gold dues.

Key facts

• Lazy river
• Expansive views
• 12 pools

Tags

• ELEVATOR
• MASSIVE LANAI
• EXPANSIVE VIEWS
• MULTIMILLION DOLLAR WATERPARK
• 12 POOLS
• LAZY RIVER

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath condo listed at $359k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-797 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (39.2% below list).
• Meets the 1% rule at list price ($4k rent vs $359k).
• Recommended offer: $218k (39.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#453 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: amenities F, health & safety F.
• Osceola (suburban): math 39% / reading 45% proficiency, ranked #60 of 73 in FL (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Reedy Creek Elementary School (math 38% / reading 38%, grade F, #1,587 of 2,144 statewide, top 74%, 880 students, 55% FRL); Horizon Middle School (math 40% / reading 41%, grade F, #360 of 571 statewide, top 64%, 1,295 students, 75% FRL); Poinciana High School (math 24% / reading 31%, grade F, #470 of 667 statewide, top 71%, 2,455 students, 48% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 2296 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 8,813 units permitted in Osceola County in 2024 (3,072 in 5+ unit buildings).
• At $3,881/mo this rent would consume 60% of the median local household income ($78k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Osceola County population projected at +73% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($316k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $121k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,053 (39.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 3.63%
• Cash-on-cash: -9.52%
• DSCR: 0.58
• GRM: 7.7

CMA / ARV

• ARV (median comp): $449,230
• List price: $358,900
• Delta: -20.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7813 Marlow Pl	0.33mi	6/4.5 (+1)	2,714 (+3%)	1mo	$562,900	$207	74
401 Southfield St	0.89mi	5/4.5	2,574 (-2%)	2mo	$599,900	$233	60
7546 Marker Ave	1.23mi	5/5.0	2,570 (-2%)	2mo	$575,000	$224	58
1514 Euston Dr	1.06mi	4/4.5 (-1)	2,592 (-1%)	2mo	$551,000	$213	56
877 Desert Mountain Ct	0.82mi	4/3.5 (-1)	2,703 (+3%)	1mo	$550,000	$203	50
7727 Fairfax Dr	1.27mi	6/5.5 (+1)	2,921 (+11%)	2mo	$640,000	$219	36
240 Burma St	1.03mi	4/3.0 (-1)	2,363 (-10%)	4mo	$537,500	$227	34
1181 Castle Pines Ct	0.73mi	5/5.5	3,228 (+23%)	4mo	$800,000	$248	34
1545 Fairview Cir	0.85mi	5/5.5	3,076 (+17%)	3mo	$525,000	$171	34
348 Famagusta Dr	1.34mi	4/4.0 (-1)	2,020 (-23%)	1mo	$345,000	$171	32
421 Southfield St	0.92mi	6/5.0 (+1)	3,203 (+22%)	2mo	$675,000	$211	32
2504 Celebration Blvd	1.45mi	4/2.5 (-1)	2,330 (-11%)	2mo	$845,240	$363	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -39.1%
• Equity multiple: -0.19×
• Total profit: $-119,403
• Equity at exit: $53,513

10-year hold

• IRR: —
• Equity multiple: -1.09×
• Total profit: $-209,626
• Equity at exit: $31,031

Cash invested: $100,492 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34747

• Home prices YoY: -33.1%
• Rents YoY: -4.0%
• Active inventory: 2296
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,881 high
• Mortgage (P&I): −$1,882
• Tax from tax record: −$902 /mo · $10,819/yr
• Insurance: −$150
• HOA: −$930
• Vacancy / Maint / Mgmt: −$815
• Net cashflow: $-797

Break-even live

Break-even rent $4,890

Max offer price $218,053

Occupancy floor —

Sensitivity live

Price	-10% $-594	-5% $-696	+0% $-797	+5% $-899	+10% $-1,000
Rent	-10% $-1,104	-5% $-951	+0% $-797	+5% $-644	+10% $-491
Rate	-1.0pp $-617	-0.5pp $-706	base $-797	+0.5pp $-890	+1.0pp $-985

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $89,725
• Closing costs: $10,767
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7770 Sandy Ridge Dr #225 Reunion, FL	5.0	4.5	2630	$2,999	$1.14	10d	1	0.03mi
7770 Sandy Ridge Dr #224 Reunion, FL	5.0	4.5	2630	$3,000	$1.14	26d	1	0.03mi
7740 Sandy Ridge Dr Unit 1511194P Kissimmee, FL	3.0–5.0	2.0–4.0	2599	$8,730	$3.36	0d	2	0.06mi
7740 Sandy Ridge Dr Reunion, FL	3.0–5.0	3.0–4.5	2065	$4,300	$2.08	10d	3	0.12mi
7740 Sandy Ridge Dr Reunion, FL	5.0	4.0–4.5	2630	$3,650	$1.39	48d	3	0.12mi
7740 Sandy Ridge Dr Reunion, FL	5.0	4.0–4.5	2630	$3,750	$1.43	105d	3	0.12mi
7740 Sandy Ridge Dr Reunion, FL	3.0–5.0	3.0–4.5	2065	$4,300	$2.08	3d	4	0.12mi
7740 Sandy Ridge Dr Reunion, FL	3.0–5.0	2.5–4.5	2065	$4,500	$2.18	157d	5	0.12mi
7760 Sandy Ridge Dr #222 Reunion, FL	5.0	4.5	2630	$2,700	$1.03	115d	1	0.16mi
7760 Sandy Ridge Dr #226 Reunion, FL	5.0	4.5	2630	$3,400	$1.29	74d	1	0.16mi
1217 Reunion Village Blvd Reunion, FL	6.0	5.0	3291	$5,450	$1.66	10d	1	0.31mi
7867 Poplin St Kissimmee, FL	6.0	5.0	3291	$5,500	$1.67	105d	1	0.35mi
7867 Poplin St Kissimmee, FL	6.0	5.0	3291	$4,000	$1.22	103d	1	0.35mi
7867 Poplin St Kissimmee, FL	6.0	5.0	3291	$5,500	$1.67	164d	1	0.35mi
7854 Poplin St Kissimmee, FL	6.0	5.0	3275	$4,899	$1.50	148d	1	0.38mi
855 Golden Bear Dr Unit 1036618P Kissimmee, FL	5.0	4.0	3218	$5,824	$1.81	74d	1	0.39mi
834 Golden Bear Dr Unit 1304296P Kissimmee, FL	5.0	5.5	3519	$7,978	$2.27	143d	1	0.43mi
860 Assembly Ct Reunion, FL	4.0	2.5	1862	$2,095	$1.13	53d	1	0.44mi
860 Assembly Ct Reunion, FL	4.0	2.5	1862	$1,970	$1.06	3d	1	0.44mi
7589 Assembly Ln Reunion, FL	4.0	2.5	1862	$2,100	$1.13	2d	1	0.48mi
835 Assembly Ct Unit 1236826P Kissimmee, FL	4.0	2.0	1851	$5,220	$2.82	2d	1	0.50mi
823 Assembly Ct Reunion, FL	4.0	2.5	1822	$1,995	$1.09	10d	1	0.52mi
7676 Somersworth Dr Kissimmee, FL	4.0	3.5	2158	$2,950	$1.37	10d	1	0.52mi
7745 Somersworth Dr Kissimmee, FL	4.0	2.5	2080	$3,650	$1.75	145d	1	0.58mi
7796 Somersworth Dr Kissimmee, FL	4.0	2.5	2089	$3,600	$1.72	10d	1	0.63mi
1399 Greenfield Loop Kissimmee, FL	4.0	2.5	1817	$2,950	$1.62	2d	1	0.63mi
1355 Greenfield Loop Kissimmee, FL	4.0	2.5	1817	$3,100	$1.71	10d	1	0.65mi
1509 Fairview Cir Unit 1051139P Kissimmee, FL	5.0	5.0	3035	$4,435	$1.46	50d	1	0.69mi
1101 Castle Pines Ct Unit 1541759P Kissimmee, FL	5.0	5.5	3196	$7,978	$2.50	127d	1	0.70mi
1105 Castle Pines Ct Unit 1029869P Kissimmee, FL	5.0	4.0	3153	$6,967	$2.21	1d	1	0.70mi
7412 Soiree Way Unit 1282659P Kissimmee, FL	6.0	3.0	2755	$7,059	$2.56	1d	1	0.72mi
1080 Castle Pines Ct Unit 1524598P Kissimmee, FL	5.0	5.0	3196	$5,575	$1.74	87d	1	0.73mi
1164 Castle Pines Ct Unit 1564823P Kissimmee, FL	5.0	5.0	3153	$5,493	$1.74	51d	1	0.76mi
7458 Gathering Dr Unit 1353793P Kissimmee, FL	6.0	4.0	3605	$5,745	$1.59	107d	1	0.78mi
284 Southfield St Kissimmee, FL	5.0	5.0	2574	$4,800	$1.86	74d	1	0.79mi
909 Desert Mountain Ct Unit 1524600P Kissimmee, FL	6.0	5.0	3293	$5,713	$1.73	9d	1	0.80mi
7450 Gathering Dr Unit 1028639P Kissimmee, FL	5.0	5.0	2475	$6,204	$2.51	2d	1	0.81mi
7740 Linkside Loop Reunion, FL	4.0	3.0	2296	$2,595	$1.13	161d	1	0.82mi
7740 Linkside Loop Unit 7740 Kissimmee, FL	4.0	2.5	2296	$2,595	$1.13	157d	1	0.82mi
7736 Linkside Loop Reunion, FL	6.0	6.0	3451	$4,300	$1.25	145d	1	0.85mi

Property features AI

Finance

• Other: Unit is furnishedPart of a development identified as building 28
• Financial info: Total monthly fees $930Total annual fees $11,160Other annual assessment $2,824No lease restrictions indicated
• HOA & community: Monthly HOA $930 (includes 24-hour guard, cable TV, pool, internet, structure maintenance, and grounds maintenance)Association name: Artemis LifestyelsAssociation fee requiredCommunity amenities: Clubhouse, Fitness Center, Golf (golf carts OK), Pool, Sidewalks, Deed restrictionsPets allowed (max 65 lbs)

Exterior

• Utilities: Public waterPublic sewerCable available and connectedElectricity connected
• Home design: CondominiumResidential propertyCompleted conditionTwo storiesEntry on multiple levelsFaces northFloor located on 2nd floor
• Construction: Cement sidingConcrete constructionOther roof typeSlab foundationNew construction
• Exterior features: BalconyAsphalt road access

Interior

• Kitchen: DishwasherDisposalMicrowaveRangeRefrigeratorElectric water heater
• Bedrooms: 5 bedrooms
• Flooring: CarpetCeramic tile
• Bathrooms: 4 full baths1 half bath
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: ElevatorHigh ceilings
• Laundry & utility: WasherDryerLaundry inside

HOA detail $930/mo · $11,160/yr condo

• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $358,900 Active 191 DOM
2. 2026-11-07
   days on market $358,900 Active 190 DOM
3. 2026-11-06
   days on market $358,900 Active 189 DOM
4. 2026-11-05
   days on market $358,900 Active 188 DOM
5. 2026-11-04
   days on market $358,900 Active 187 DOM
6. 2026-11-02
   days on market $358,900 Active 185 DOM
7. 2026-11-01
   days on market $358,900 Active 184 DOM
8. 2026-10-31
   days on market $358,900 Active 183 DOM
9. 2026-10-30
   days on market $358,900 Active 182 DOM
10. 2026-10-29
    days on market $358,900 Active 181 DOM
11. 2026-10-28
    days on market $358,900 Active 180 DOM
12. 2026-10-27
    days on market $358,900 Active 179 DOM
13. 2026-10-26
    days on market $358,900 Active 178 DOM
14. 2026-10-25
    days on market $358,900 Active 177 DOM
15. 2026-10-24
    days on market $358,900 Active 176 DOM
16. 2026-10-23
    days on market $358,900 Active 175 DOM
17. 2026-10-22
    days on market $358,900 Active 174 DOM
18. 2026-10-21
    days on market $358,900 Active 173 DOM
19. 2026-10-20
    days on market $358,900 Active 172 DOM
20. 2026-10-19
    days on market $358,900 Active 171 DOM
21. 2026-10-18
    days on market $358,900 Active 170 DOM
22. 2026-10-18
    price $358,900 Active 169 DOM
23. 2026-10-17
    days on market $369,000 Active 169 DOM
24. 2026-10-16
    days on market $369,000 Active 168 DOM
25. 2026-10-15
    days on market $369,000 Active 167 DOM
26. 2026-10-14
    days on market $369,000 Active 166 DOM
27. 2026-10-13
    days on market $369,000 Active 165 DOM
28. 2026-10-12
    days on market $369,000 Active 164 DOM
29. 2026-10-11
    days on market $369,000 Active 163 DOM
30. 2026-10-10
    days on market $369,000 Active 162 DOM
31. 2026-10-09
    days on market $369,000 Active 161 DOM
32. 2026-10-08
    days on market $369,000 Active 160 DOM
33. 2026-10-07
    pricedays on market $369,000 Active 159 DOM
34. 2026-10-06
    days on market $393,000 Active 158 DOM
35. 2026-10-05
    days on market $393,000 Active 157 DOM
36. 2026-10-05
    days on market $393,000 Active 156 DOM
37. 2026-10-03
    days on market $393,000 Active 155 DOM
38. 2026-10-02
    days on market $393,000 Active 154 DOM
39. 2026-10-01
    days on market $393,000 Active 153 DOM
40. 2026-09-30
    days on market $393,000 Active 152 DOM
41. 2026-09-29
    days on market $393,000 Active 151 DOM
42. 2026-09-28
    days on market $393,000 Active 150 DOM
43. 2026-09-27
    days on market $393,000 Active 149 DOM
44. 2026-09-25
    days on market $393,000 Active 147 DOM
45. 2026-09-24
    days on market $393,000 Active 146 DOM
46. 2026-09-23
    days on market $393,000 Active 145 DOM
47. 2026-09-22
    days on market $393,000 Active 144 DOM
48. 2026-09-21
    days on market $393,000 Active 143 DOM
49. 2026-09-20
    days on market $393,000 Active 142 DOM
50. 2026-09-19
    days on market $393,000 Active 141 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $10,819 · $902/mo
• Projected year-2 tax: $10,819 · $902/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,571
• − Mortgage interest: −$20,104
• − Property taxes: −$10,819
• − Insurance: −$1,794
• − Repairs & maintenance: −$3,726
• − Management: −$3,726
• − HOA: −$11,160
• − Depreciation: −$10,441
• Taxable loss: −$15,198
• Est. tax savings @ 24.0%: +$3,648
• After-tax cash flow: $-5,920/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This move-in ready, brand new luxury townhome in a prime location offers expansive views and modern amenities. With no visible repairs needed and a fresh, contemporary design, it's an excellent investment opportunity.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior and interior walls — Fresh paint can make a property more appealing and increase its value. ↑
• Both Upgrading window treatments — Modern window treatments can improve energy efficiency and add aesthetic value. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters. ↑
• Both Upgrading kitchen appliances — Modern, high-end appliances can make the kitchen more functional and attractive. ↑
• Both Upgrading bathroom fixtures — Modern, high-end bathroom fixtures can make the bathrooms more functional and attractive. ↑

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Reedy Creek Elementary School F FL #1,587/2,144 Nat'l #21,128/41,679 Middle Horizon Middle School F FL #360/571 Nat'l #5,872/14,009 High Poinciana High School F FL #470/667 Nat'l #11,797/17,239

Schools (NCES district)

• District: Osceola
• NCES district ID: 1201470
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $45,528
• Composite: 35.7/100
• National rank: #4865
• State rank: #60 of 73 in FL

C Composite livability gradescore 69/100

Livability — Four Corners

• Score: 69/100
• State rank: #453
• US rank: #8218

Category grades

Amenities F Commute C+ Cost of living A- Crime B- Employment C Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Four Corners, FL
• County: Osceola County · 447,624 people
• City population: 27,422
• Metro: Orlando-Kissimmee-Sanford, FL
• Population (ZIP): 30,859
• Household income: $77,755
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 11% of renters

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Population outlook (Osceola County) Hauer SSP2

• Today (2025): 447,624 people
• By 2030: 511,823 · +14.3%
• By 2040: 642,986 · +43.6%
• By 2050: 774,552 · +73.0%
• By 2075: 1,078,144 · +140.9%
• By 2100: 1,269,660 · +183.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 26% Two or more races 16% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 2% Dominican 2%
• Languages at home: 70% English-only · Spanish 21% Other Indo-European 4% Russian/Polish/Slavic 1%

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Political lean MEDSL · Osceola

• 2024 margin: Toss-up / Even · D 48.7% · R 50.2% · Other 1.1%
• 2008→2024 swing: -21.2pp toward R · 2008: 19.7pp · 2024: -1.4pp
• All cycles: 2024: R+1.4 2020: D+13.8 2016: D+25.0 2012: D+24.5 2008: D+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.29%
• Current HPI: 176.0826
• Rent YoY: ▼ -3.99%
• Metro: Orlando-Kissimmee-Sanford, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Property features AI

Finance

• Other: Unit is furnishedPart of a development identified as building 28
• Financial info: Total monthly fees $930Total annual fees $11,160Other annual assessment $2,824No lease restrictions indicated
• HOA & community: Monthly HOA $930 (includes 24-hour guard, cable TV, pool, internet, structure maintenance, and grounds maintenance)Association name: Artemis LifestyelsAssociation fee requiredCommunity amenities: Clubhouse, Fitness Center, Golf (golf carts OK), Pool, Sidewalks, Deed restrictionsPets allowed (max 65 lbs)

Exterior

• Utilities: Public waterPublic sewerCable available and connectedElectricity connected
• Home design: CondominiumResidential propertyCompleted conditionTwo storiesEntry on multiple levelsFaces northFloor located on 2nd floor
• Construction: Cement sidingConcrete constructionOther roof typeSlab foundationNew construction
• Exterior features: BalconyAsphalt road access

Interior

• Kitchen: DishwasherDisposalMicrowaveRangeRefrigeratorElectric water heater
• Bedrooms: 5 bedrooms
• Flooring: CarpetCeramic tile
• Bathrooms: 4 full baths1 half bath
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: ElevatorHigh ceilings
• Laundry & utility: WasherDryerLaundry inside

Price history

-31.3% since first listed

12 events — show timeline

• 2026-05-01 Listed $480,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-31 Sold (MLS) $465,000 Stellar MLS as Distributed by MLS Grid
• 2025-01-18 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-12-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-12-24 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-12-11 Listed $494,900 Stellar MLS as Distributed by MLS Grid
• 2024-11-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-07-01 Price Changed $644,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-10 Listed $669,000 Stellar MLS as Distributed by MLS Grid
• 2023-10-06 Listed $699,000 Stellar MLS as Distributed by MLS Grid
• 2023-08-01 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2023-05-15 Listed $699,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.5%/yr

Latest (2025): $10,819 · +3.7% YoY. Source: county tax records.