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.
The latest report from the Orlando Regional REALTOR® Association covers sales closed in August 2026. The short version: prices are steady, homes are taking longer to sell, and buyers have more choices than they have had in years.
The numbers at a glance
| Median sale price | $400,676 | down from $410,494 in July and $403,222 a year earlier |
|---|---|---|
| Homes sold | 2,478 | down from 2,720 in July |
| Homes for sale | 12,144 | up slightly from 12,043 in July |
| Months of supply | 4.9 | six months is considered a balanced market |
| Median days on market | 64 | unchanged from July |
| 30-year mortgage rate | 6.7% | Freddie Mac average cited in the report |
What it means if you're buying
With close to five months of supply, Orlando is edging toward a balanced market. That changes the conversation at the offer table. Instead of waiving inspections and bidding over asking price, many buyers can now ask for repairs, closing-cost help or a seller-paid rate buydown.
- Get pre-approved before you shop. A strong pre-approval still separates you from casual buyers, even in a slower market.
- Look at homes that have been listed for a while. With a 64-day median, a listing that has sat for 60 to 90 days often has a seller who is ready to talk.
- Ask about concessions, not just price. At a 6.7% rate, a seller-funded buydown can lower your monthly payment more than a small price cut.
What it means if you're selling
Prices are holding, so equity built over the last few years is still there. But buyers are comparing more homes, so pricing and presentation matter more than they did in 2021 or 2022. Homes that are priced right from day one and show well are still selling. Homes that start high tend to sit, and then sell for less after price cuts.
The bottom line
This is a market that rewards preparation on both sides. If you want to see how these numbers play out in your neighborhood, I'll pull the recent sales near you and walk you through them, no pressure.