Orlando Housing Market Report
Monthly data & analysis for Orange, Seminole, Lake & Volusia counties — from Realtor Brenden Rendo, The Homes In Orlando Team.
Data through: August 2026 (Stellar MLS closed sales, first-party) · Page updated: September 8, 2026
Latest Market Snapshot
| County | New listings | Closed | Median price | Median YoY | Avg price | Avg DOM |
|---|---|---|---|---|---|---|
| Orange | 1,909 | 1,367 | $425,000 | +0.0% | $561,962 | 61.8 |
| Seminole | 620 | 495 | $420,000 | +0.0% | $499,056 | 52.4 |
| Lake | 964 | 686 | $375,000 | +0.0% | $423,680 | 77.4 |
| Volusia | 900 | 715 | $340,000 | +2.6% | $413,760 | 78.5 |
How these numbers are produced: They are computed directly from the Stellar MLS feed for the four counties we serve, not copied from a third-party report. Through April 2026 this page carried the Orlando Regional REALTOR® Association blended MSA narrative; ORRA replaced it with per-county exports in June 2026 and stopped publishing the blended median, the single-family and condo split, and months of supply. Rather than wait on a monthly export, the figures above are calculated from the underlying MLS data each month. May 2026 is a gap month, with no release in either format.
Coverage & sources: This report covers the four counties we serve, Orange, Seminole, Lake, and Volusia. Osceola is excluded. Sold figures cover residential closings recorded in August 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 have stopped moving. Orange, Seminole and Lake closed August at exactly the same median as August 2025: $425,000, $420,000 and $375,000. Volusia was the only county to gain, up 2.6% to $340,000. A flat year is not a falling market, but it means appreciation is not going to rescue an overpriced listing.
- Sales shifted toward the two cheaper counties. Orange closed 6.6% fewer homes than last August and Seminole 0.8% fewer, while Volusia rose 5.8% and Lake 4.1%. The two counties gaining volume are the two with the lowest medians, $340,000 in Volusia and $375,000 in Lake.
- Homes are going under contract faster than a year ago in every county. Median days from list to contract: Seminole 28, Orange 34, Lake 44, Volusia 47, each down from last August (40, 41, 48 and 55). 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 92% to 95% of list price and took 48 to 80 days to find a contract. Homes between $300,000 and $500,000 sold for about 98% of list and went under contract in 19 to 49 days depending on county. In Seminole, anything over $400,000 went under contract in a median of 15 to 20 days.
- Supply is steady, not surging. New listings were up 8.0% in Seminole and 2.0% in Orange, and down slightly in Lake (0.2%) and Volusia (1.6%). Across the four counties that is 4,393 new listings against 3,263 closings. 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 doubled off a tiny base. Over the 12 months through August the four counties recorded 134 closed short sales and 262 closed bank-owned (REO) sales. The 12 months before that produced 69 and 243, so short sales are up 94% and bank-owned sales up 7.8%. Set 134 short sales for a whole year against 3,263 closings in August 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: September 27, 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 | Change over 6 days | Avg. reduction | Share past 60 days |
|---|---|---|---|---|
| Orange | 542 | -19 | 3.22% | 52.40% |
| Seminole | 235 | +33 | 2.92% | 45.53% |
| Volusia | 268 | -19 | 3.17% | 57.09% |
| Lake | 274 | -32 | 3.18% | 61.68% |
| Central Florida | 1,319 | -37 | 3.15% | 54.06% |
Methodology: A listing counts as price-reduced when its current list price sits below its original list price and the listing is still active in Stellar MLS at the time of the weekly pull. Average reduction is measured against original list price, not against any prior reduction, and the four-county average is weighted by county volume. The 60-day figure uses cumulative days on market, and it matters because that is the threshold where sellers typically stop defending list price and start negotiating closing cost credits, repair credits and rate buydowns. Osceola County is excluded; our four-county service area is Orange, Seminole, Lake and Volusia.
Citing this report? Please link to the canonical URL below rather than to a syndicated copy, so the figures stay current for your readers.
The Homes In Orlando Team. "Central Florida Weekly Price Reduction Report." Data as of September 27, 2026. https://www.homesinorlando.forsale/central-florida-housing-market/#weekly-price-reductionsMembers of the press are welcome to use these figures with attribution. For county or city level breakdowns not shown here, contact Brenden Rendo directly.
90+ Day Listing Report
Data as of: September 22, 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 more than 90 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 past 90 days | Median price | Median days | Already reduced | Past one year |
|---|---|---|---|---|---|
| Orange | 1,948 | $435,400 | 171 | 76.59% | 250 |
| Seminole | 506 | $360,599 | 152 | 82.81% | 44 |
| Volusia | 1,142 | $379,995 | 175 | 80.04% | 147 |
| Lake | 1,200 | $395,000 | 165 | 76.00% | 120 |
Counts cover active residential listings only, filtered to property type Residential so that land, commercial and lease listings are excluded. Days on market is cumulative, which means a listing that was withdrawn and relisted still carries its full 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 — who has leverage
Months of supply estimates how long it would take to sell every active listing at the current pace. Under ~4 months favors sellers; 4–6 is balanced; above ~6 favors buyers. ORRA stopped publishing months of supply after the April 2026 cycle, so this page no longer carries that figure. Use days on market and the county median trend as the leverage read instead. Pricing and negotiation skill matter more than market momentum here.
Days on market — urgency
Rising days on market means buyers can take their time; falling means good listings move fast. At a four-county weighted average of 60 days, well-priced homes are moving while overpriced ones sit, though Volusia at 77 days runs far slower than Seminole at 49.
The 60-day rule — why pricing right matters
In this market, listings that pass roughly 60 days on market almost always end in a price reduction or concession. Sellers who price correctly from day one typically net more than those who start high and chase the market down. We track these price-reduction patterns weekly across all four counties.
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 | — | 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 | No ORRA release in either format (gap month) | |||||
| Jun 2026 | not published | not published | 2,452 | 60 | not published | 11,924 |
Figures as reported in each month's ORRA release; ORRA periodically revises prior-month numbers (April's release restated some March figures). 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?
Frequently Asked Questions
Which counties does this Central Florida housing market report cover?
This report covers the four counties we serve: Orange, Seminole, Lake, and Volusia. We exclude Osceola County from our service-area commentary. Headline figures come from the Orlando Regional REALTOR® Association (ORRA) with underlying data from Stellar MLS.
What is the median home price in Central Florida right now?
There is no longer a single blended figure. From the June 2026 cycle ORRA publishes per-county medians instead, and for June 2026 they range from $344,304 in Volusia to $456,782 in Orange, with Seminole at $437,652 and Lake at $389,628. Anchor to the county you are actually shopping in, because the spread between them is over $112,000.
Is it a buyer's market or a seller's market in Central Florida?
It depends on the county, and ORRA no longer publishes months of supply to answer it in one number. In June 2026 Orange and Seminole medians were still rising year over year, while Volusia's fell 2.2% and Lake went essentially flat, so buyers have real leverage in Lake and Volusia and less of it in Orange and Seminole.
How long do homes take to sell in Central Florida?
The four-county weighted average is about 60 days on market, but the county spread is wide: Seminole 49 days, Orange 57, Lake 72, Volusia 77. Well-priced homes move faster than that, while overpriced listings sit. Listings that pass roughly 60 days almost always end in a price reduction or concession — so pricing correctly from day one usually nets the seller more.
Are Central Florida home prices going up or down?
It depends where. Against June 2025, median prices rose in Orange (+4.2%) and Seminole (+4.4%), were essentially flat in Lake (+0.4%), and fell in Volusia (-2.2%). Volusia is the only one of the four counties where prices are down year over year.
How often is this market report updated?
Monthly, following each ORRA release (data from Stellar MLS). We also track price-reduction patterns 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.