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

Orlando Market Pulse — Central Florida Housing Market Updates

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Orlando Housing Market Intel Hub

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

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Orange County Housing Market — July 2026

Orange County isn't one market — it's eight. Appraiser Jessica Eckhart and I go town by town through Dr. Phillips, Winter Park, Lake Nona, East Orlando, Conway and Apopka, and the spread is striking: homes in Conway are selling in 11 days while Dr. Phillips takes 45. County-wide it's about 25 days to sell, roughly 3 months of supply, and 97% of asking. Watch the full episode, or tap a question below to jump straight to that topic.

♪ Prefer to listen? Catch the full episode on Spotify — right here.
Orange County at a glance · June 2026
25 days
To sell, on average
~3 mo
Supply of homes for sale
97%
Of asking price paid

Translation: Orange County is active but selective. Correctly priced homes still move quickly — aspirational pricing just sits.

Winter ParkMoves fast
15 days on market · ~3 mo supply · 97% of asking

Down from 50 days at the start of the year. But 55% of active listings are over $1M, so price against today’s competition, not the name on the sign.
OrlandoDepends on the block
34 days on market · ~3 mo supply · 96% of asking

Downtown, College Park, Mills and Lake Como. Location helps, but it will not rescue an overpriced listing — condition and the street matter just as much as the address.
Lake NonaRoom to negotiate
20 days on market · ~4 mo supply · 96% of asking

Median around $720K and luxury supply is building. Demand is real, but buyers have leverage wherever sellers are competing with each other.
Dr. PhillipsMost buyer leverage
45 days on market · ~4 mo supply · 94.6% of asking

The most selective market in the county — 43% of inventory is over $1M. Buyers should start with the stale listings; sellers cannot test peak pricing here.

Topic-by-topic breakdowns

Short on time? Tap any question for a 1-minute answer — 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)

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

August Episode: Osceola County

Kissimmee · St. Cloud · Celebration · Poinciana — a city-by-city read on where Osceola County’s market is heading.

Past Months — Full Archive

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

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?

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

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Quick answers

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

Is the Central Florida housing market crashing in 2026?+
No — appraiser Jessica Eckhart calls it a correction and a return to normal. Across Orange County homes are taking about 25 days to sell, with roughly 3 months of supply and a 97% sale-to-list ratio. What changed is buyer behavior, not prices — buyers are slower and pickier, so overpriced homes sit.
Where do homebuyers have the most leverage in Central Florida right now?+
Osceola County — about 5 months of inventory and the lowest pending-to-active ratio (29.5%), which means more options, more time, and more room to negotiate. Only about 1 in 3 listed homes is under contract.
Which county should buyers move fastest in?+
Seminole — the tightest, fastest market at about 25 days on market. Be fully pre-approved before you shop, because well-priced, clean homes go under contract within a couple of days.
Should I wait to buy until rates drop?+
The better question is where and how you buy — not whether to wait for "perfect" rates no one can predict. The interest rate is only one brick in the decision; the current market, your goals, and your own financial readiness matter too.
Is Orange County a good place to buy in 2026?+
It can be, but it's segmented — opportunity depends on the specific neighborhood, since each pocket behaves differently. Homes sell in about 32 days, so a well-priced home moves in roughly a month.
How should I price my home in Orange County in 2026?+
Price against your real competition in your specific neighborhood, not countywide headlines — the market is segmented. If you hit 21–30 days on market without serious interest, that's the signal to reassess price and positioning.
What does "pending-to-active ratio" mean for buyers?+
It's the share of listings already under contract. In Osceola at 29.5%, only about 1 in 3 is taken — so buyers have plenty of options to choose from.
How do you negotiate on a home in Osceola County?+
Use the inspection report, factor in how long the home's been listed, and base your offer on its real condition rather than the asking price.
Are home prices dropping in Central Florida?+
Not really — what changed is buyer behavior, not prices. Buyers are slower and pickier, so overpriced homes sit while well-priced ones still sell close to asking.