4,728 Central Florida homes have sat 90+ days. Here is where they are and how far they have come down

By Brenden Rendo, Realtor · Updated September 18, 2026

"Homes are sitting" is the most repeated line in Central Florida real estate right now, and on its own it tells a buyer or seller almost nothing. Sitting where? At what price? And has the seller actually moved? I pulled every active listing in Orange, Seminole, Lake, and Volusia counties that had been on the market 90 days or more as of September 15, 2026, and broke the pile apart by county, price band, and property type. The answer is not one market. The middle of the price range is behaving very differently from the two ends.

1. Where the 4,728 Stale Listings Sit, County by County

Orange County holds the largest pile by raw count, which is expected in the largest county. Raw count is the wrong lens, though. What matters is the stale share of each county's total active inventory, and on that measure Volusia and Lake lead.

Source: Stellar MLS active listings with 90+ days on market, pulled September 15, 2026. Share of all actives uses total active counts from a Stellar pull on September 17, 2026, so treat that column as approximate.

Seminole is the tightest market and the most motivated seller base. It has the smallest stale share, the fastest median days on market at 154, and the highest share of stale sellers who have already cut, at 82.39%. When a Seminole home does sit, the owner tends to react.

Volusia is the slowest. It has the highest stale share, the longest median days on market at 175, and the deepest median cut among reduced listings at 6.98%.

The pile is growing, and fastest in the two smaller inland counties. Between August 2 and September 15 the 4-county count rose from 4,495 to 4,728, up 5.18%. Seminole grew 9.78% (450 to 494) and Lake 9.12% (1,063 to 1,160), while Orange grew 3.93% and Volusia just 1.69%.

For a regional cross-check, the Orlando-Kissimmee-Sanford metro data published through FRED at the Federal Reserve Bank of St. Louis shows a median of 75 days on market in August 2026, against 77 in August 2025. That metro definition includes Osceola County and excludes Volusia, so it is not our 4-county footprint, but it tells the same story: slower than the spring, not collapsing.

2. Two Medians, and Why You Need Both

Most "average price cut" numbers you see quietly count only the listings that cut. That is a real number, but it overstates what a typical stale seller has conceded, because 1,052 of these 4,728 listings have not reduced at all. Of those, 173 are actually asking more than their original list price today.

• Median cut among reduced listings only: 6.61%. This answers "when a stale seller cuts, how far do they go?"
• Median cut across all stale listings, counting non-reducers as zero: 4.86%. This answers "how far below original is the typical stale listing?"

The spread among reduced listings is wide. The middle half of reductions runs from about 3.70% to 10.81%, 1,087 listings are down 10% or more, and 223 are down 20% or more. So the median is a starting point for a conversation, not a prediction about any single house.

3. Price Bands: The Middle Holds, the Ends Bend

Here is the pattern that the county totals hide. Across all four counties, the share of sellers who have cut is fairly flat from $300,000 to $1,000,000. What changes is how deep they cut.

Source: Stellar MLS, 4-county active listings at 90+ days, September 15, 2026. Bands use current asking price.

$300,000 to $750,000 is where stale sellers cut the least. Median reductions among reduced listings land between 5.33% and 5.69%, and these bands also move fastest, at 157 to 163 median days. This is the entry-level and move-up single-family range where most financed buyers shop, so a home that is close to right tends to find a buyer before the owner has to go deep.

Under $300,000 bends the most, but read the mix before you read the number. This band is the largest at 1,472 listings, carries an 8.51% median cut among reduced listings, and has 240 listings past one year. It is also mostly not single-family. Condos make up 789 of the 1,472, and in Orange County it is 481 of 592. Lake is the exception, where only 20 of 333 sub-$300,000 stale listings are condos and the band is mostly manufactured homes and older single-family.

$750,000 to $1,000,000 cuts deeper than the middle. 81.16% have reduced, at a 7.03% median. In Volusia this band shows 89.23% reduced, the highest of any county and band combination with a meaningful count (65 listings).

4. The $1,000,000+ Holdouts

The top of the market splits into two camps. Almost a third of stale $1,000,000+ sellers, 172 of 542, have not reduced at all. The ones who have cut went deep, at a 7.74% median.

Lake County is the extreme. Only 58.56% of its 111 stale $1,000,000+ listings have reduced, and counting all of them the median cut is just 2.08%, the lowest of any county and band. Median days on market there is 189. Volusia's luxury tier sits at the other end: 75.70% reduced, a 9.09% median among those that cut, and 203 median days on market, the slowest band in the entire dataset.

The message is not that luxury is soft everywhere. The message is that a $1,000,000+ seller who has sat six months without moving the price is making a choice, and the ones who did move are signaling that the original number was never the market.

5. Condos Are a Separate Pile

Condos behave differently enough that they should never be averaged in with houses. Across the four counties:

• Condos (including condo-hotel units): 1,106 stale listings, 73.06% reduced, 8.17% median cut among reduced listings, 191.5 median days on market, and 219 past one year.
• Single-family homes: 3,003 stale listings, 79.09% reduced, 6.10% median cut among reduced listings, 160 median days on market, and 285 past one year.

Here is why. Condo buyers are underwriting the association as much as the unit: reserves, special assessments, insurance, and whether the building meets lender requirements. A price cut does not fix a building a lender will not finance, which is why condos sit longer and cut deeper, and still a smaller share of condo sellers have cut at all. If you are shopping condos, the price is only half the diligence.

For the metro-wide picture, the Orlando Regional REALTOR® Association's August 2026 market narrative reports a $301,071 median closed price for condos and townhouses against $436,456 for single-family homes, with 4.9 months of supply overall, up from 4.4 in July. ORRA's territory includes Osceola County and is not the same footprint as the numbers in this post.

6. The Full Grid: County by Price Band

Each cell shows the number of 90+ day listings, the share reduced, and the median cut among reduced listings. Small cells, under about 50 listings, can swing on a handful of homes, so weigh them lightly.

Source: Stellar MLS, active listings at 90+ days on market, pulled September 15, 2026. Format: listings · share reduced · median cut among reduced listings. Includes all residential property types.

Two patterns stand out. Seminole's $300,000 to $399,999 band has 87.8% of stale sellers already reduced, the most motivated mid-priced seller group in the four counties. And the shallowest median cuts among larger cells belong to Volusia's $300,000 to $399,999 band at 5.01% and Orange's $500,000 to $749,999 band at 5.02%, even though 82.2% of those Orange sellers have reduced. Those sellers are moving in small steps.

You can browse the current stale inventory directly on our county pages: Orange County 90+ day homes, Seminole County 90+ day homes, Lake County 90+ day homes, and Volusia County 90+ day homes.

7. What Buyers, Sellers, and Investors Should Do With This

Buyers. Your leverage is real but uneven. In the $300,000 to $750,000 range, stale sellers have mostly moved already and the typical reduction is modest, so a well-supported offer somewhat below asking is a reasonable conversation, not a lowball. Under $300,000 and above $1,000,000 there is more room on paper, but check what you are buying: association health on condos, and whether a luxury seller has moved at all. Get pre-approved first, because a seller who has waited 170 days wants certainty more than a slightly higher number. Browse weekly reductions for Orange, Seminole, Lake, and Volusia.

Sellers. If you are about to list, this data is a pricing argument. Nearly four out of five sellers still on the market at 90 days have already reduced, and every one of them gave up the first weeks, when a new listing gets the most attention. Pricing close to the market on day one costs less than chasing it on day 120. If you are already past 90 days, one reduction to where recent closed sales support is often cleaner than several small steps. Start with a home value estimate and then let us put real comps against it.

Investors. The sub-$300,000 pile and the 564 listings past one year are where motivated sellers concentrate. Run your numbers on ARV and carrying costs, not on the asking price. A long-stale listing is sometimes stale for a reason you only find in the inspection.

For the broader monthly picture across all four counties, see our Central Florida housing market hub, and for how rates are shaping buyer budgets this fall, read what the rate climb since February actually costs. If you want the zip-level view of where reductions cluster, see our price-cut zip code breakdown.

8. Frequently Asked Questions

How many homes have been on the market 90+ days in Central Florida?

As of September 15, 2026, Stellar MLS showed 4,728 active listings on the market 90 days or more across Orange, Seminole, Lake, and Volusia counties: 1,931 in Orange, 494 in Seminole, 1,160 in Lake, and 1,143 in Volusia. That is roughly 35% of all active listings in the four counties.

What share of stale listings have cut their price?

77.75% of the 4,728 listings, or 3,676 homes, are asking less than their original list price. By county the share runs from 75.86% in Lake to 82.39% in Seminole.

How much have stale listings reduced their asking price?

Among listings that have reduced, the median cut from original asking price is 6.61%. Counting every stale listing, including those that never reduced, the median is 4.86%. These are reductions in asking price on homes that have not sold, not sale prices.

Which price range has the deepest price cuts?

Under $300,000 has the deepest median cut among reduced listings at 8.51%, followed by $1,000,000 and up at 7.74%. The $300,000 to $749,999 bands carry the shallowest median cuts, between 5.33% and 5.69%.

Does a listing past 90 days mean something is wrong with the house?

Usually it means the original price was ahead of the market, which is why most of these sellers have already reduced. It can also point to a condition or association issue, so a long-stale home still deserves a full inspection and, for condos, a close look at the association's finances.