In this article
  1. Orlando Market Pulse — Central Florida Housing Market Updates
  2. Orange County Housing Market — July 2026
  3. Property Tax Estimator by County
  4. August Episode: Osceola 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

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.

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.

▶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.

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Quick answers

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

Is the Orange County housing market crashing in 2026?+
No — appraiser Jessica Eckhart calls it a correction and a return to normal, not a crash. 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.
How long are homes taking to sell in Orange County?+
About 25 days is the median across Orange County. Well-priced, move-in-ready homes in Winter Garden, Ocoee and Apopka still go quickly; anything overpriced sits well past that mark, which is your signal to reassess price and positioning.
Are home prices dropping in Winter Garden, Ocoee and Apopka?+
Not broadly — what changed across the Northwest Growth Belt is buyer behavior, not prices. Winter Garden, Ocoee and Apopka are high-volume areas dominated by clean, functional homes, and those still sell close to asking. Overpriced listings are the ones sitting.
Is Windermere or Dr. Phillips a buyer's market right now?+
The $1M+ luxury corridor — Dr. Phillips, Windermere and Bay Hill — is location-specific rather than countywide. Buyers there generally have more time and more room to negotiate than the county's 25-day median suggests, but pricing moves street by street, so countywide headlines will mislead you.
Should I buy new construction or resale in Lake Nona?+
Lake Nona is a heavy new-construction market, and resale competes directly with the builders. Builder incentives effectively set the ceiling on what a resale home can ask. Compare the total package — incentives, rate buydowns and closing-cost credits — not just the sticker price.
How should I price my Orange County home in 2026?+
Price against your real competition in your specific Orange County neighborhood, not countywide headlines — Windermere, Winter Garden and Lake Nona behave differently. If you hit 21–30 days on market without serious interest, that is the signal to reassess price and positioning.
What does a 97% sale-to-list ratio mean for Orange County buyers?+
It means Orange County sellers are typically getting about 97% of asking price. For buyers that is roughly 3% of built-in negotiating room on a well-priced home — meaningful, but not a fire sale. Use the inspection report and days on market to earn more than that.
Should I wait for rates to drop before buying in Orange County?+
The better question is where and how you buy in Orange County — 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 just as much.