The market is correcting, not crashing. Countywide, homes are still selling ─ but pricing accuracy matters more than ever. Here’s the full picture:

• Median sales price: ~$450K ─ sweet spot of activity sits between $300K and $700K
• Days on market: 47 days ─ up from 37 in December, but still healthy for a balanced market
• Months of inventory: 6 months ─ this is the textbook definition of a balanced market (buyers and sellers have equal footing)
• Sale-to-list ratio: 4─5% below list in the $300─$700K band ─ negotiation is back on the table
• Historical parallel: pre-2008 ─ current metrics resemble 2016, minus the frenzy. That’s normal, not doomsday

This is discipline coming back. Homes are selling. Days on market matter again.

Location-specific and picky. The $1M+ luxury market in Dr. Phillips, Windermere, Bay Hill, and Lake Butler behaves on its own logic:

• ~34% of active $1M+ listings have water views ─ and they command a premium of roughly $100K
• ~50 days on market to pending ─ patient buyers who are highly selective
• Sale-to-list ratio: ~5% below ─ strong negotiation happening at the closing table
• Pools are standard, water views are not ─ pool alone doesn’t drive premium in this segment
• Non-waterfront homes priced as waterfront are stalling ─ 30─45 days without traction is the market telling sellers to reprice

Buyers segment by location first, water second, condition third. Price to that ranking or expect to sit.

Yes, but understand the resale-vs-new-construction dynamic. Lake Nona is the fastest-growing pocket of Orange County ─ hip-town reputation, VA hospital, tech startups, healthcare corridor. But it’s a segmented market:

• Heavy new construction supply ─ builders are moving inventory with rate buy-downs and concessions
• Resale has to compete daily ─ builders speak the payment language; resales must too
• Upgraded resale homes can carry $200K+ in improvements ─ that legitimately warrants a premium, but not what optimistic sellers imagine
• Pre-listing appraisal is essential here ─ agents are increasingly reaching out before listing to avoid the stale-listing trap
• Look at pending sales, not active listings ─ pendings tell you where buyers actually decided; actives are just hope

This is one of Central Florida’s most complex micro-markets. Get an appraiser and a numbers-based mortgage broker involved before you list or offer.

Because builders are marketing on monthly payment, and resale sellers are marketing on sticker price. Here’s the reality:

• Builders offer rate buy-downs and closing cost credits ─ often in the $20K range ─ that lower the monthly payment for buyers
• Buyers compare monthly payment, not sticker price ─ new construction is speaking that language with QR codes on subdivision signs
• Resale sellers need to match concession structure ─ offer buyers credits they can use to buy down their rate
• Overpriced resales get ignored fast ─ the first 10─14 days on market are critical for buyer visibility
• Pricing accuracy beats optimism ─ homes priced to the market sell; homes priced to 2022 numbers sit

Compete on payment, not price. That’s how resale wins in a builder-dominated market.

About 47 days at the county median ─ up from 37 in December but still in healthy balanced-market territory. Context by segment:

• Northwest quad (Winter Garden / Ocoee / Apopka) ─ competitive volume; correctly priced homes move fast
• Northeast quad (Baldwin Park / Winter Park / Maitland edge) ─ ~70 days is common; buyers are highly selective by location
• Southeast (Conway / Edgewater / near MCO) ─ shorter DOM; demand absorbing supply on affordability-priced homes
• Luxury ($1M+) ─ ~50 days to pending; strategic pricing matters more than in mainstream tiers
• 60/90/120+ days on listing = the market rejected the price ─ not a sign the home is bad

A long DOM in Orange County usually means one thing: reprice, don’t panic.

Bring data, not hope. Buyers are less forgiving; the first 10─14 days are decisive. Here’s the seller playbook:

• Get a pre-listing appraisal ─ pricing from photos + public records runs about $300 (desktop); in-person is ~$500. Cheap insurance against overpricing
• Price from closed and pending sales, not active listings ─ actives are hope, pendings are commitment, closed is truth
• Offer concessions strategically ─ closing cost credits that buyers can use to buy down their rate = matching what builders do
• Understand your net, not just your sale price ─ higher sale means higher capital gains and potentially a new tax bracket. Maximize the net, not the headline
• Don’t price like a lifestyle product ─ trail access, tricked-out kitchens, and Italian marble are nice to have, not price-multipliers

Overpricing isn’t a harmless strategy ─ it trains buyers to ignore your listing. Bring the data on day one.