Is Orange County a Buyer's or Seller's Market?

Updated November 4, 2026: active listings as of November 4; sales through September 2026. Stellar MLS.

Orange County is close to a balanced market right now: neither buyers nor sellers hold a clear edge. There are 4.4 months of supply here against 4.3 across the four counties we track, and the typical seller is closing at 96.2 percent of their original asking price against 96 percent regionally. Supply favors the buyer and the price figure favors the seller, so the two cancel out.

Months of inventory in Orange County: 4.4

5,882 active listings divided by 1,343.92 closed sales a month comes to 4.4 months, against 4.3 across the four counties we track.

What that means for you

Buying in Orange County? Neither side has the edge here, so the individual home decides it. Check how long it has been listed and whether the price has already been cut. The typical sale closed about 3.8 percent below the original asking price.

Selling? Price to what comparable homes actually closed at. In a market this even, the first price decides most of the outcome.

Want the read on one specific home instead of the county average? Call or text Brenden at 407-616-9019.

Months of inventory and absorption rate in Orange County

How many months of inventory does Orange County have?

Orange County has 4.4 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: 5,882 active listings divided by 1,343.92 closed sales a month comes to 4.4 months.

How many homes are for sale in Orange County?

5,882 homes were listed for sale in Orange County as of November 4, 2026. The count moves every day; see every active listing here: homes for sale in Orange County, FL.

How many homes sell in Orange County each month?

About 1,344. Over the last twelve months Orange County averaged 1,343.92 closed sales a month, which is the pace the months of inventory figure above is built on.

What is the absorption rate in Orange County?

In a typical month, closed sales in Orange County equal about 23 percent of the homes listed for sale, against about 23 percent across the four counties. That share is the absorption rate: 1,343.92 closed sales a month divided by 5,882 active listings. It is months of inventory turned upside down: a month's sales over the homes for sale, instead of the homes for sale over a month's sales. Some national guides call an absorption rate above 20 percent a seller's market and below 15 percent a buyer's market. Those cutoffs are the same kind of national rule of thumb as the six month line (20 percent is 5 months of inventory), so we do not use them either. On its own the absorption rate does not decide who has the edge, which is why the verdict above also weighs how close sellers get to their original asking price.

How close to asking price do homes sell in Orange County?

The median sale closed at 96.2 percent of its original list price, across 16,121 sales in the last twelve months. Across the four counties the figure is 96 percent. We measure against the original list price, so a price cut counts as part of what the seller gave up.

Is Orange County better for buyers or sellers than the rest of Central Florida?

Not clearly. It has more months of supply than the four county figure, 4.4 against 4.3, and sellers keep a larger share of their original asking price, 96.2 percent against 96 percent, so neither side holds a clear edge.

Why don't you use the six month rule?

That number is roughly the long run average of a national sales series, and it does not describe this market: across the 64 Central Florida submarkets we track, not one is currently closing at full original asking price. A six month line would call the whole region a seller's market while the median sale in every one of those submarkets closes below its original asking price, so we compare each place to the four county figures instead.

See every active listing here: homes for sale in Orange County, FL

For the four counties together, see Is It a Buyer's or Seller's Market in Central Florida?