Market report · August 2026 · updated September 14, 2026

Here’s what we’re seeing, what it means, and what we can do next

This report covers the Greater Orlando metro (Orange, Osceola, and Seminole counties) using the Orlando Regional REALTOR Association’s State of the Market report for August 2026, released in September 2026. Market data changes monthly, so treat this as a snapshot, and ask me for the neighborhood-level numbers that matter to your move.

The snapshot

$400,676

Median sale price

Greater Orlando (Orange, Osceola, Seminole), August 2026. Eased from $410,494 in July.

12,043

Active listings

Inventory is up meaningfully versus a year ago, giving buyers more choice.

4.9 mo

Months of supply

Up from 4.4 months in July, a more balanced market with more choice for buyers.

2,720

Homes sold in July

Sales pace reflects a more deliberate, normal market.

64 days

Average days on market

Well-priced homes sell faster; mispriced ones now sit longer.

6.5%

Avg 30-year fixed rate

Mortgage rates remain the affordability constraint for buyers.

Source: Orlando Regional REALTOR Association, State of the Market report for August 2026, released September 2026. Data as of September 14, 2026.

Here is what it probably means

A normal market is a good market

For sellers, the message is discipline. With more inventory and buyers taking their time, the homes selling are the ones priced and positioned against the evidence. The homes sitting are the ones priced against a memory of 2022. That gap is the whole story of the current market.

For buyers, the message is opportunity with a caveat. You have choices, fewer bidding wars, and more negotiating room than you did two years ago. What you do not have is cheap money: at an average 30-year fixed rate near 6.5 percent, the payment still does the talking. Buy the home and the payment you can live with, not the one the listing makes look easy.

For everyone, the message is the same: prices are easing, not crashing. The August median came in at $400,676, down from $410,494 in July, while days on market held steady at 64. A more balanced market rewards the prepared on both sides, which is exactly where honest, data-backed advice earns its keep.

If you are buying

Move with a plan, not a rush

Get pre-approved, decide the non-negotiables, and use the extra inventory to be selective. Your advantage is time and choice, use both.

Buying guide

If you are selling

Price for the market, not the hope

Defensive pricing, honest prep, and high-visibility marketing. The first two weeks set the tone, and tone is worth real money.

Selling guide

If you are waiting

Make waiting a plan, not a hope

Write down what you are waiting for, the price level, the rate, the timing, and check it against reality every few months. That is a strategy.

Let’s model it

Your market is more specific than this

Neighborhood by neighborhood, the story changes. Want yours?

Tell me your address or the community you have been watching, and I’ll send the local numbers: what has sold, what is pending, and what your next move should probably be.

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