Central Florida real estate, explained
Market updates, money-saving programs, taxes, insurance and step-by-step guides for buyers and sellers in Greater Orlando. Written by Jerrell Watson, MBA, REALTOR®.
Orlando market update: buyers have more room to negotiate this fall
Prices are holding near $400,000, homes are taking about two months to sell, and inventory is the highest it has been in years. Here is what that means for you.
Read article → Taxes & law · October 10, 2026Amendment 3 on the November ballot: what Central Florida homeowners and buyers should know
Florida voters will decide on November 3 whether to raise the homestead exemption to as much as $250,000. Here is what would change, and what wouldn't.
Read article → First-time buyers · October 9, 2026Teachers, nurses, first responders and veterans: up to $35,000 toward your first home
Florida's Hometown Heroes program reopened with $50 million this summer. Here's who qualifies in Orange, Seminole, Lake and Volusia counties, and how to use it.
Read article → Insurance · October 8, 2026Home insurance is finally easing in Florida. Here's how buyers can make the most of it
Several insurers cut rates for 2026 and Citizens filed its first decrease since 2015. Smart buyers still shop insurance early in the deal.
Read article → Selling · October 7, 2026Selling in Orlando with almost five months of supply: a seller's playbook
Buyers have more choices and more time. Here's how to price, prepare and market your home so it sells for top dollar anyway.
Read article →Questions I hear every week
Why do I need to sign a buyer agreement before we tour homes?
Since August 17, 2024, agents who are REALTORS® (and most MLS participants) must have a written agreement with a buyer before touring a home together, in person or virtually. The agreement spells out the services I provide and exactly how I'm paid. Compensation is not set by law and is fully negotiable, and it must be a clear amount, not open-ended. Visiting an open house on your own or simply asking about my services doesn't require one. I walk through every line with you, and you never have to sign anything you aren't comfortable with. Read the National Association of REALTORS® consumer guide
How much do I really need for a down payment in Orlando?
Less than most people think. FHA loans can require as little as 3.5% down, some conventional loans as little as 3%, and VA and USDA loans can require nothing down for eligible buyers. Programs like Florida Hometown Heroes can cover part of the down payment and closing costs. You will also need money for closing costs, inspections and reserves, so we'll map out your full cash-to-close at your Buyer's Consult.
How long does it take to sell a home in Orlando right now?
In August 2026 the median Orlando home spent 64 days on the market, according to the Orlando Regional REALTOR® Association. Well-priced, well-prepared homes often go under contract faster, and then closing usually takes another 30 to 45 days.
Do I need my own agent if I'm buying new construction?
I strongly recommend it. The builder's sales team works for the builder. Your own agent can help you compare incentives, review the contract, push for upgrades or closing-cost help, and coordinate independent inspections. In most cases the builder pays the buyer's agent commission, but that is something we confirm in writing up front.
Have a real estate question?
Ask anything about buying, selling or investing in Central Florida. I read every question personally and reply by email, within 24 hours. Helpful questions may be answered here on the blog (without your name).