In this article
  1. Orlando Market Pulse — Central Florida Housing Market Updates
  2. Osceola County Housing Market — August 2026
  3. Property Tax Estimator by County
  4. September Episode: Seminole County
  5. Past Months — Full Archive
  6. Market data is only useful if you use it along your mortgage decision.
  7. Quick answers

Orlando Market Pulse — Central Florida Housing Market Updates

★As Featured in Florida & Us Magazine

Orlando Housing Market Intel Hub

Monthly hyperlocal housing data — straight from a residential appraiser and a mortgage broker who live and work here.

Now Playing — Latest Episode

Osceola County Housing Market — August 2026

There are fewer homes for sale in Osceola County in Q3 2026, yet it takes longer to sell a home. How and why is this happening?

We break this down in the August episode of Orlando Market Pulse, along with the biggest mistake home sellers will make and the biggest opportunity homebuyers will miss in 2026.

♪ Prefer to listen? Catch the full episode on Spotify — right here.
Osceola County at a glance · July 2026
50 days
To sell, on average
5 mo
Supply of homes for sale
96.2%
Of original asking price
$512.6K
Median sale price

Translation: Osceola County is moving. Prices are essentially stable against last year, a home takes about seven weeks to sell, and inventory improved because buyers became more active — not because owners stopped listing. Sellers do not have unlimited pricing power right now.

KissimmeeBuyers have choices
56 days on market · ~6 mo supply · 95.3% of asking

Median around $440,000. The widest selection and the clearest negotiating leverage in the group — and the lowest close-to-list ratio, which tells you buyers are pushing back hardest here. Pricing high to leave negotiating room backfires, because the home loses its strongest exposure window.
St. CloudMoves fast
36 days on market · ~4 mo supply · 97.3% of asking

Median around $435,000. The strongest demand signal in the group: active listings went up, yet supply still improved from 6 months to 4. More homes came available and buyers kept buying them. Decisions happen faster here than in Kissimmee.
PoincianaPriced to move
14 days on market · ~4 mo supply · 97.2% of asking

Median around $317,500, down 9.3% from last July. Lower, more attainable pricing brought buyers back — this improved through a price reset, not renewed appreciation. Fewer monthly sales here, so the numbers swing more month to month.
DavenportValue driven
40 days on market · ~6 mo supply · 97.4% of asking

Just over the Polk County line. Median around $373,765, down about 1.9% year over year. The strongest close-to-list ratio in the group, which suggests sellers here are pricing realistically from the start rather than starting high and correcting later.

Property Tax Estimator by County

The current owner’s property taxes may not reflect what a new buyer will pay. Use these county tools as a starting point before relying on a payment estimate.

Osceola County’s estimator is temporarily unavailable — we’ll add it back when their tool is restored.

Coming Next

September Episode: Seminole County

Lake Mary · Oviedo · Winter Springs · Sanford — a city-by-city read on where Seminole County’s market is heading.

Past Months — Full Archive

Older episodes, newest first. Full episode plus the short breakdowns for each month.

Full Orange County data →

Topic-by-topic breakdowns

Tap any question — plays right here.

▶Are home prices crashing in Central Florida?▶How can buyers win in Orange County in 2026?▶How should I price my home in Orange County?▶Where do buyers have the most choice? (Osceola)▶Which county is best for negotiating? (Osceola)
Topic-by-topic breakdowns

Tap any question — plays right here.

▶Should I get an appraisal on a home in Mount Dora?▶How do I find a good deal in Clermont in 2026?▶Should I price my home in Leesburg per sq ft?▶Are home prices dropping in Eustis in 2026?▶Why isn’t my listing in Groveland selling?
Read the deep-dives

Written breakdowns from this episode — town by town.

→Why are houses in Longwood staying on the market longer but not dropping in price?→My Sanford home has been listed 100 days — should I drop the price?→Are there tiny homes in Oviedo, Florida?→Are home prices crashing in Seminole County?→Where are the buyer opportunities in Seminole County for 2026?→Where are homes actually selling in Seminole County right now?→Which 3 buyer hacks actually work in Seminole County in 2026?→What is the 2026 housing forecast for Seminole County?

Market data is only useful if you use it along your mortgage decision.

Before you commit to a lender, compare the full picture — rate, APR, points, credits, fees, cash to close, and long-term fit.

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Quick answers

Real questions from the episode — tap any to open the answer.

Is the Osceola County housing market crashing in 2026?+
No. Residential appraiser Jessica Eckhart with Accredited Appraisals, LLC describes a market that is moving, not one that is breaking. A home takes about 50 days to sell county-wide, there are roughly 5 months of homes for sale, and sellers are closing at about 96.2% of their original asking price. Inventory improved from 8 months in January to 5 months in July — and it improved because buyers got more active and absorbed the supply, which is healthier than inventory falling because owners stopped listing.
How long are homes taking to sell in Osceola County?+
About 50 days — roughly seven weeks from listing to contract, up from 43 days last July. In 2021 and 2022 it was 7 days. Those two years were the abnormality, not this. A home taking several weeks to sell is no longer automatically a sign that something is wrong; it is what a normal market looks like, and it gives you time to compare properties, inspect and negotiate.
Why is the Osceola County median higher than Kissimmee’s or St. Cloud’s?+
Because a county median blends every market inside the county, including higher-priced areas this episode does not break out. In July the county median was about $512,600, while Kissimmee sat at $440,000, St. Cloud at $435,000 and Poinciana at $317,500. That gap is exactly why a county number is the wrong number to price from. As Jessica puts it, talking about Osceola County as a whole does not tell a buyer or a seller what is happening around their own property — look at your city, your neighborhood, your property type and your price band.
Why is Kissimmee slower than St. Cloud right now?+
Supply. Kissimmee carries about 6 months of homes for sale and takes 56 days to sell; St. Cloud is at 4 months and 36 days. St. Cloud buyers are absorbing new listings as fast as they come on. Kissimmee buyers have more to compare, so they take their time and negotiate harder — Kissimmee sellers are getting 95.3% of their original asking price versus 97.3% in St. Cloud. In Kissimmee, buyers require sellers to prove the value.
Is Poinciana a good place to buy in 2026?+
Poinciana is the fastest-moving market in the group at about 14 days, with a median around $317,500. That speed came from a price reset — the median is down 9.3% from last July — so you are buying into affordability rather than appreciation. Two things to keep in mind: be ready to decide quickly, and remember Poinciana closes fewer homes each month than the larger markets, so 14 days is a real signal but not a promise that every listing sells in two weeks.
What is happening with home prices in Davenport?+
Davenport, just over the Polk County line, had a July median around $373,765 — down about 1.9% year over year. Homes take about 40 days to sell with roughly 6 months of supply, and sellers kept about 97.4% of their original asking price, the strongest ratio in the group. Homes are moving more efficiently while values sit flat to slightly lower. A well-priced Davenport listing will not give you the same negotiating room as an obviously overpriced one.
How should I price my Osceola County home before the end of the year?+
Three rules. Price from closed sales in the last 30 to 60 days, not from what your neighbor is asking — higher sales volume is not the same as higher values, and closed sales are where buyers and sellers actually agreed. Work backward from your closing date: a home may need 40 to 56 days of exposure depending on the town, plus time for inspections, appraisal and financing, so if you need to close by December 31, September or early October is a far safer window than late November. And decide up front how you will handle concessions — helping with a rate buydown or closing costs often improves affordability more than another price reduction. The goal is protecting your equity and your closing, not protecting the asking price.
What does a 96% sale-to-list ratio mean for Osceola County buyers?+
It means the typical Osceola home closes at about 96% of what it was originally listed for — roughly $4,000 off every $100,000. Buyers are still negotiating. It also means you should negotiate the whole transaction rather than the price alone: closing costs, an interest-rate buydown, repair credits, warranties and the closing timeline all change what the home actually costs you. And in a market at this pace you do not need to waive your inspection to compete.
Should I wait for rates to drop before buying in Osceola County?+
Waiting is a trade, not a free option. Right now you have about 5 months of homes to choose from, roughly 50 days to think it through, and sellers who will negotiate. If rates fall and buyers come back, the selection and the negotiating room go first — prices do not have to rise for your position to get worse. Run the full monthly payment both ways, including insurance, taxes, HOA and any rate buydown, before you decide.