Orlando Housing Market Report
Monthly data & analysis for Orange, Seminole, Lake & Volusia counties, from Realtor Brenden Rendo, The Homes In Orlando Team.
Data through: September 2026 (Stellar MLS closed sales, first-party) · Page updated: November 4, 2026
The Orlando housing market right now
Updated November 4, 2026: active listings as of November 4; sales through September 2026. Stellar MLS.
Orlando (homes with an Orlando mailing address) is close to a balanced market right now: neither buyers nor sellers hold a clear edge. There are 4.8 months of supply here against 4.3 across the four counties we track, and the typical seller is closing at 96 percent of their original asking price against 96 percent regionally. The price figure is level with the region, and supply alone does not settle it.
Orlando has 4.8 months of inventory, also called months of supply, against 4.3 across the four counties we track. Months of inventory is how long the homes listed for sale would last at the past year's average sales pace if nothing new came on the market: 3,906 active listings divided by 818 closed sales a month comes to 4.8 months.
The median home in Orlando sold for $397,000 over the 12 months from October 2025 through September 2026, across 9,816 sales. That is down 0.7 percent from the $399,945 median of the 12 months before. Orlando here means an Orlando mailing address in Stellar MLS, which reaches past the city limits.
Across Orange, Seminole, Lake, and Volusia counties there are 4.3 months of supply, 13,694 homes for sale, and the typical seller closes at 96 percent of their original asking price. The median home sold for $390,000 across the four counties in September 2026. Of the 12 areas we track, 4 lean toward buyers, 4 toward sellers and 4 are close to balanced: see every area's verdict.
Homes for sale by city: homes for sale in Orlando, FL, homes for sale in Sanford, FL, homes for sale in Winter Park, FL, homes for sale in Altamonte Springs, FL, homes for sale in Lake Mary, FL, homes for sale in Clermont, FL, homes for sale in DeLand, FL and homes for sale in Daytona Beach, FL.
Buying or selling in Orlando itself? Is Orlando a buyer's or seller's market? has the full read. Shopping for a condo? Is it a good time to buy a condo in Orlando? covers condo prices, fees and supply. Want it for one specific home instead? Call or text Brenden at 407-616-9019.
Latest Market Snapshot
| County | New listings | Closed | Median price | Median YoY | Avg price | Avg DOM |
|---|---|---|---|---|---|---|
| Orange | 1,836 | 1,280 | $444,995 | +2.0% | $572,366 | 68.2 |
| Seminole | 622 | 436 | $393,500 | -2.6% | $458,371 | 55.0 |
| Lake | 921 | 692 | $370,000 | +0.1% | $429,377 | 79.0 |
| Volusia | 939 | 626 | $340,000 | -1.0% | $403,212 | 84.6 |
How these numbers are produced: They are computed directly from the Stellar MLS feed for Orange, Seminole, Lake, and Volusia, not copied from a third-party report. Through April 2026 this page carried the Orlando Regional REALTOR® Association (ORRA) monthly narrative. ORRA's figures cover a five-county Orlando area that includes Osceola and use their own filters, so they do not match the four counties here. The figures above are calculated from the underlying MLS data each month instead.
Coverage & sources: This report’s figures cover Orange, Seminole, Lake, and Volusia counties. Osceola is not included. Sold figures cover residential closings recorded in September 2026; days on market measures list date to contract date, and the four-county average is weighted by each county’s closed sales. Year-over-year compares the same month in 2025. Homes for sale is a current four-county count of active residential listings. Source: Stellar MLS, formerly and also branded MidFlorida Regional MLS.
What the Numbers Mean Right Now
- Prices are still flat. No county's September median moved more than 3% from September 2025. Orange rose 2.0% to $444,995 and Lake 0.1% to $370,000, while Volusia slipped 1.0% to $340,000 and Seminole 2.6% to $393,500. A flat year is not a falling market, but it means appreciation is not going to rescue an overpriced listing.
- One month of sales is not a trend, and Volusia shows why. Volusia closed 626 homes in September, 14.1% fewer than the 729 a year earlier. The month before, it closed 5.8% more than the prior August. Fewer than 1% of Volusia closings get recorded after the 8th of the following month, so this is not late paperwork. Orange closed 5.2% fewer (1,280 against 1,350), Seminole 1.1% fewer (436 against 441) and Lake 0.6% more (692 against 688). Over July through September combined, Lake is the only county ahead of last year, up 8.6%, while Orange is down 1.0% and Seminole and Volusia are down 3.6% each.
- Homes are still going under contract faster than a year ago in every county. Median days from list to contract in September: Seminole 32, Orange 40, Volusia 44, Lake 45, each down from last September (43, 42, 56 and 51). Orange's lead over last year has narrowed to two days. Well-priced homes are moving. The averages are dragged out by the ones that are not.
- The market punishes the bottom and rewards the middle. Homes under $200,000 sold for 93% to 95% of list price and took 48 to 81 days to find a contract. Homes between $300,000 and $500,000 sold for 98.0% to 98.7% of list and went under contract in 28 to 49 days depending on county. In Seminole, anything over $400,000 went under contract in a median of 21 to 34 days.
- Supply is steady, not surging. Across the four counties September brought 4,318 new listings against 4,255 a year earlier, up 1.5%, set against 3,034 closings. That is 1.42 new listings for every closing, up from 1.33 a year ago. Seminole is the outlier, up 13.1% to 622 new listings, while Volusia rose 2.0% and Orange and Lake slipped 1.3% and 0.2%. The leverage buyers have right now comes from sellers already sitting past 60 and 90 days, not from a flood of new inventory.
- Distress is still not a factor, though short sales have more than doubled off a tiny base. Over the 12 months through September the four counties recorded 140 closed short sales and 269 closed bank-owned (REO) sales. The 12 months before that produced 62 and 253, so short sales are up 126% and bank-owned sales up 6.3%. Set 140 short sales for a whole year against 3,034 closings in September alone and the level is still negligible. These are two separate processes, not one: a short sale means the owner still owns the home and the lender is approving a sale for less than the balance, while bank-owned means foreclosure already finished and the lender is the seller. Neither is anywhere near the volume it would take to pull down comparable sales.
Weekly Price Reduction Report
Data as of: November 1, 2026 · Source: Stellar MLS via the Bridge RESO Web API, four-county pull by The Homes In Orlando Team · Updated: weekly
The ORRA figures above are monthly. This section is the weekly read. Every week we pull each active price-reduced listing across Orange, Seminole, Volusia, and Lake counties, which makes it the fastest-moving measure of seller pressure in Central Florida.
| County | Active reductions | Week over week | Avg. reduction | Share at 60 or more days |
|---|---|---|---|---|
| Orange | 516 | -117 | 3.03% | 54.65% |
| Seminole | 188 | -10 | 3.51% | 56.38% |
| Volusia | 252 | +21 | 3.49% | 60.32% |
| Lake | 291 | +11 | 3.50% | 61.86% |
| Central Florida | 1,247 | -95 | 3.31% | 57.74% |
Methodology: A listing counts when it is still active in Stellar MLS on the weekly pull date and its latest price change, within the 7-day window ending that day, was a cut, measured against the prior asking price. The 60-day share uses the larger of the MLS cumulative days on market and the days since the current listing went on market. Our published data covers Orange, Seminole, Lake, and Volusia; we also work with buyers and sellers in Osceola and Polk.
Monthly figures, full methodology and citations: the Orlando Price Reductions Report tracks each month by county, counts every listing cut during the month once, and is the page to link when citing these numbers.
90+ Day Listing Report
Data as of: November 3, 2026 · Source: Stellar MLS via the Bridge RESO Web API, four-county pull by The Homes In Orlando Team · Updated: weekly
This section counts every active residential listing across Orange, Seminole, Volusia, and Lake counties that has been on the market 90 or more days. Where the price reduction report measures what sellers have already done, this measures how long they have been waiting, which is the clearest read on where negotiating leverage sits.
| County | Listings 90+ days | Median price | Median days | Already reduced | One year or more |
|---|---|---|---|---|---|
| Orange | 2,748 | $420,000 | 169 | 72.02% | 365 |
| Seminole | 738 | $367,000 | 154 | 77.10% | 66 |
| Volusia | 1,477 | $365,900 | 179 | 76.44% | 189 |
| Lake | 1,531 | $395,000 | 173 | 73.48% | 161 |
Counts cover active residential listings only, filtered to property type Residential so that land, commercial and lease listings are excluded. Days on market is the larger of the MLS cumulative days on market and the days since the current listing went on market, so a listing that was withdrawn and relisted still carries its earlier history rather than resetting to zero.
Members of the press are welcome to use these figures with attribution. For county or city level breakdowns not shown here, contact Brenden Rendo directly.
How to Read the Central Florida Market
Four numbers tell you almost everything about whether you have leverage as a buyer or a seller. Here's how to read them.
Months of supply and price cuts: who has leverage
Months of supply estimates how long it would take to sell every active listing at the current sales pace. The national rule of thumb, that six months is balanced, was never fitted to these four counties. In our measurements even the tightest local submarkets sell below their original asking price, which is not what a seller's market looks like. So we read leverage with two local measures instead: months of supply on the last 12 months of sales, and the median sale price as a share of the original list price, each compared to the four-county figure. When both point the same way, that side has the edge. When they split, the market is balanced. The current county reads are in the FAQ below.
Days on market: urgency
Rising days on market means buyers can take their time; falling means good listings move fast. The current figures for all four counties are in the snapshot above.
Why pricing right matters
Overpriced listings sit, and listings that sit are the ones that end up cutting price. Sellers who price correctly from day one usually avoid chasing the market down. We track price reductions weekly across all four counties, so you can see how often and how deep sellers are cutting right now.
Median price vs. single-family median
The "median price" blends houses, condos, and townhomes. For a true read on your situation, look at the segment that matches your home: the single-family median runs notably higher than the blended figure here.
Monthly Data Archive
| Month | Median (all) | SFH median | Closed sales | Avg DOM | Months supply | Inventory |
|---|---|---|---|---|---|---|
| Feb 2026 | $375,000 | n/a | 1,888 | 83 | 6.34 | 11,975 |
| Mar 2026 | $385,000 | $416,000 | 2,608 | 70 | 4.45 | 11,592 |
| Apr 2026 | $410,758 | $440,119 | 2,539 | 70 | 4.50 | 11,418 |
| May 2026 | $407,002 | $441,303 | 2,708 | 66 | 4.26 | 11,531 |
| Jun 2026 | $416,308 | $451,922 | 2,929 | 62 | 4.1 | 11,924 |
Figures as reported in each month's ORRA release; ORRA periodically revises prior-month numbers (April's release restated some March figures). From the April 2026 release ORRA's area covers five counties (Orange, Seminole, Osceola, Lake, and Volusia), so earlier rows are not directly comparable. From July 2026 the snapshot above is calculated directly from MLS data for four counties instead, and ORRA's own monthly narrative continues at orlandorealtors.org. Source: ORRA / Stellar MLS.
Go Deeper
- Central Florida Market Pulse (updated every Sunday): active inventory, new listings, price cuts and days on market for all four counties
- Buyer Leverage Index (updated every Sunday): how much negotiating room buyers actually have right now, by county
- Fresh Listings This Week (updated every Sunday): everything that came to market in the last seven days
- Relocating to Orlando: cost of living, property taxes, insurance and area guidance for buyers moving in from another state
- Create a live market report for your exact neighborhood (updates automatically)
- Get an instant valuation of your home
- Search homes for sale across Central Florida
Explore Zip Codes by County
Drill into local listings, median prices, and market data for every zip code in each county:
- Orlando Zip Code Guide: all Central Florida zip codes in one place
- Orange County: 42 zip codes (Apopka to Winter Garden, Windermere, Winter Park, Lake Nona)
- Seminole County: 14 zip codes (Lake Mary, Heathrow, Sanford, Oviedo)
- Volusia County: 27 zip codes (Daytona Beach, New Smyrna, DeLand, Port Orange)
- Lake County covers 17 zip codes including Clermont, Mount Dora, and Leesburg
Common Questions by County
Direct answers for buyers and sellers, built on current county market data and refreshed monthly:
- Orange County: Is now a good time to buy? or should I sell now or wait?
- Seminole County: Is now a good time to buy? or should I sell now or wait?
- Volusia County: Is now a good time to buy? or should I sell now or wait?
- Lake County: Is now a good time to buy? or should I sell now or wait?
- All four counties: How much is a house in Orlando?, are home prices dropping? or is it a buyers or sellers market?
Is it a buyer's or seller's market, city by city?
The same question answered for each city and county we cover, from current MLS data:
- Is Orange County a buyer's or seller's market?
- Is Seminole County a buyer's or seller's market?
- Is Lake County a buyer's or seller's market?
- Is Volusia County a buyer's or seller's market?
- Is Orlando a buyer's or seller's market?
- Is Sanford a buyer's or seller's market?
- Is Winter Park a buyer's or seller's market?
- Is Altamonte Springs a buyer's or seller's market?
- Is Lake Mary a buyer's or seller's market?
- Is Clermont a buyer's or seller's market?
- Is DeLand a buyer's or seller's market?
- Is Daytona Beach a buyer's or seller's market?
Frequently Asked Questions
Which counties does this Central Florida housing market report cover?
This report's figures cover Orange, Seminole, Lake, and Volusia counties. Every number is calculated by our team directly from Stellar MLS residential closed sales and active listings, not copied from a third-party report, so all four counties are measured the same way.
What is the median home price in Central Florida right now?
The four-county median sale price in September 2026 was $390,000 across 3,034 residential closings, and $430,000 for single-family homes. By county: Orange $444,995, Seminole $393,500, Lake $370,000, Volusia $340,000. Anchor to the county you are shopping in, because the spread between Orange and Volusia is about $105,000.
Is it a buyer's market or a seller's market in Central Florida?
We measure it locally, not with the national six-month rule. Over the 12 months through September 2026, the four counties together carried 4.3 months of supply, and the median home sold for 96.0% of its original list price. Each county is judged on both measures against that reference: Orange is balanced (4.4 months, 96.2%), Seminole leans to sellers (3.6 months, 96.4%), Lake leans to buyers (4.5 months, 95.9%), and Volusia leans to buyers (4.5 months, 95.1%). A county only leans one way when both measures point the same direction. Neither figure counts seller concessions, so real buyer leverage is somewhat greater than these numbers show.
How long do homes take to sell in Central Florida?
In September 2026 the four-county average was 72 days on market, measured from list date to contract and weighted by each county's sales. The spread is wide: Seminole 55 days, Orange 68, Lake 79, and Volusia 85. About 1 in 15 sales was a relist; counting each relist from its first listing, the four-county average was 87 days. From list date to closing, the median home took 67 to 90 days depending on the county. Well-priced homes move faster than these averages, while overpriced listings sit.
Are Central Florida home prices going up or down?
It depends where. Against September 2025, median sale prices rose in Orange (+2.0%), were essentially flat in Lake (+0.1%), and fell in Seminole (-2.6%) and Volusia (-1.0%). One month of closings is noisy, so treat a single month's change as a signal rather than a trend.
How often is this market report updated?
Weekly for the answer at the top of this page and the buyer's or seller's market answer in this FAQ; monthly for the snapshot and the other answers, which are recalculated from Stellar MLS closed sales around the 8th of each month, after the previous month's late-recorded closings have landed. We also track price reductions weekly across all four counties. For your exact neighborhood, you can create a live market report that updates automatically.
Do houses in Orlando have heat?
Yes. Of the 13,493 active residential listings across Orange, Seminole, Lake, and Volusia counties as of August 30, 2026, 13,419 report a heating system, which is 99.45%. Central Florida winters are short, but they do drop below freezing, so nearly every home here has heat. It is usually an electric heat pump that runs as air conditioning the rest of the year rather than a gas furnace, which is why the heating and cooling line on a Florida listing is often the same system.
Does it rain a lot in Orlando?
Orlando averages 50.73 inches of rain a year, and the timing matters more than the total. June through September alone bring 28.04 inches, which is 55.30% of the year's rainfall in four months, and it usually arrives as short afternoon thunderstorms rather than all-day rain. Each month from November through February averages between 2.17 and 2.58 inches. Figures are NOAA 1991 to 2020 climate normals for Orlando International Airport.
Questions About Your Move?
Whether you're buying, selling, or relocating to Central Florida, Brenden Rendo and The Homes In Orlando Team can help you read the market and time it right.