Orlando Market Check-In: What the Latest Numbers Mean

The short version

Here is what we are seeing across Central Florida, in one line: the market has cooled into a balanced one. Buyers have more homes to choose from and more time to make a decision, and sellers who price to today's numbers are still finding buyers. The key stat behind that: the median sale price in the Orlando metro was $400,676 in August 2026, essentially flat compared with a year earlier.

Orange, Osceola, and Seminole (the Orlando metro)

The Orlando Regional REALTOR Association covers Orange, Osceola, and Seminole counties together, and its August 2026 report is the clearest picture we have. The median sale price came in at $400,676, down slightly from $410,494 in July and about even with $403,222 a year ago. Inventory sat at 12,144 active listings, up from the month before, with about 4.9 months of supply and an average of 64 days on market.

What that means in plain English: this is not the frantic market of a few years ago, and it is not a falling market either. Prices have leveled off. Buyers can compare several homes without losing every one to a bidding war, and sellers who price against what has actually sold lately are getting real offers.

Polk County

Polk's most recent published county-wide numbers, for June 2026, show 1,259 closed sales at a median price of $305,000, with 4.71 months of supply, the most inventory buyers have seen in about a year. In Lakeland, the median was $315,000 with 63 median days on market.

The takeaway: Polk remains the most affordable of the five counties, and it is getting more balanced by the month. For buyers, that means more choices and less pressure. For sellers, it means the first few weeks on market matter most.

Lake County

Lake County's median sale price was $377,000 over the three months ending July 2026, down about 2.1 percent from a year earlier, with homes averaging about 64 days on market and inventory running around 8.6 months of supply.

That makes Lake the most buyer-friendly of the five right now. There is real negotiating room, and prices have eased. If you have been waiting for a softer market in Clermont, Minneola, or the surrounding area, this is the closest thing to it we have seen in a while.

And the mortgage rate

The average 30-year fixed mortgage rate hit 7.40 percent in the week of October 8, 2026, per Freddie Mac, up from 6.30 percent a year earlier. That is the number that quietly changes everything: at 7.4 percent, the same monthly payment buys less house than it did at 6.3 percent.

This is why price matters so much right now. In a balanced market, the homes that move are the ones priced so the monthly payment makes sense at today's rates. That is exactly the kind of math I run with clients before we ever look at homes.

Here is what we can do next

If you are wondering what any of this means for your specific situation, that is the conversation I am here for. Whether you are buying, selling, or just trying to understand your options, we can look at your numbers together and figure out what comes next.

I'm here whenever you're ready. Talk to you soon.

Where these numbers come from