Orlando FL Housing Market Report, August 2026

By Ryan and Megan Winslow, broker owners of Winslow Homes. Updated October 4, 2026.

The median sale price in Orlando was $414,726 in August 2026, down 1.2% from a year earlier, according to Redfin. Homes took a median of 52 days to sell, 4 days longer than last August. Orlando moves faster than the coast, but prices have flattened and buyers have room to negotiate.

Redfin gives Orlando a Compete Score of 44 out of 100, which signals a somewhat competitive market. The Zillow sale price covers July 2026, one month behind the Redfin figure. Both Redfin and Zillow show values down slightly from last year.

What this means for buyers

A sale-to-list ratio of 97.1% means the typical home closed about 2.9% under its final list price. On a $415,000 home, that gap is roughly $12,000. That is less room than on the coast, so pick your targets. Homes with a price drop, and 38.0% of them had one, are where your leverage sits.

Zillow shows 4,185 homes for sale and a median of 32 days to pending. Good homes still move in about a month. If a home fits your list and is priced near recent sales, do not wait for a second price cut. Ask for repair credits, closing cost help or a rate buydown along with price.

New-construction communities around Orlando often carry association fees and community development district fees on top of property tax. Ask for both before you compare homes. Ryan and Megan are Mortgage Bankers with The Federal Savings Bank, and they build payment estimates that include taxes, insurance and those fees so the number you see matches the number you pay.

What this means for sellers

Buyers are active, but they will not pay last year's prices for an average home. Price per square foot held near flat at $246. Only 9.5% of homes sold above list, down 2.0 points. Price to the last three closed sales near you, not to your neighbor's asking price.

With a median of 52 days on market, a well priced home should draw serious showings in the first two weeks. If it does not, adjust early. Waiting 60 days to cut the price costs more than cutting once in week three. Fix known problems before you list, since inspection issues give buyers a reason to renegotiate.

Ryan and Megan run a home value review that compares your home to what closed nearby this summer.

Neighborhoods and price ranges

The citywide median of $414,726 blends downtown condos, historic bungalows and new master-planned communities. Redfin names these areas in its Orlando data.

• Thornton Park, Lake Eola Heights and Downtown Orlando: Walkable streets, historic homes and condos near Lake Eola. Condo buyers should read the association budget and reserve study.
• College Park and Audubon Park: Established neighborhoods with brick streets, lakes and older homes, usually priced above the citywide median.
• Baldwin Park: A planned neighborhood on the former naval training center site with newer homes, townhomes and lakes.
• Lake Nona: A large master-planned community in southeast Orlando with new construction. Review association and district fees closely.
• Eagle Creek: A gated golf community near Lake Nona with newer single-family homes.
• Metro West: Condos, townhomes and single-family homes in southwest Orlando, often priced below the citywide median.

Single sales show the range. Redfin lists a home that sold for $600,000, 6% below its $640,000 list price after 49 days, and another that sold for $285,000, 1% under list after 110 days. The metro condo and townhouse median was $300,000 in August, per Florida Realtors. Text Ryan and Megan for recent closed sales on any street.

Taxes, insurance, flood zones and the homestead exemption

Florida has no state income tax on wages. Property tax works differently than most northern states. When you buy, the assessed value resets to market value, so the seller's tax bill is not your tax bill. Ask for a tax estimate based on your purchase price before you commit.

If the home is your permanent residence, file for the homestead exemption with the Orange County Property Appraiser by March 1 of the tax year. The Florida Department of Revenue explains that the exemption reduces taxable value by up to $50,000. The first $25,000 applies to all property taxes, including school taxes. The second $25,000 applies to assessed value over $50,000 and only to non-school taxes. After the first year, the Save Our Homes rule limits annual assessment increases on a homestead to 3%. If you already hold a Florida homestead, portability lets you move up to $500,000 of that benefit to a new homestead, as long as you establish it within three years, according to the Lee County Property Appraiser.

Redfin reports that less than 1% of Orlando properties face severe flood risk over 30 years. Inland does not mean zero risk. Homes near lakes, retention ponds and low ground sometimes sit in a Special Flood Hazard Area, and a federally backed mortgage requires flood insurance there. Check the flood zone for every address. A standard homeowners policy excludes flood damage, and a low-risk zone policy is often inexpensive.

For wind coverage, insurers look hard at roof age, roof shape and window protection. Order a wind mitigation inspection, which documents features such as roof-to-wall connections and impact glass, because those features reduce premiums. Older homes often need a four-point inspection of the roof, electrical, plumbing and heating and cooling systems before an insurer will write a policy. Get insurance quotes during your inspection period, not after.

Condo buyers should read the association documents. Florida law now requires milestone inspections and structural integrity reserve studies for many older buildings of three stories or more, and associations must fund reserves for items such as roofs and structure. Ask for the latest reserve study, the budget, any pending special assessment and the rental rules, including minimum lease terms. Lenders also review the association, and a building with unresolved structural or financial issues is harder to finance. Condo owners need their own unit owner policy.

Selling up north and buying in Florida

Orlando draws buyers who want Florida without a coastal insurance bill. Ryan and Megan Winslow are brokers in Florida and Massachusetts, so one team coordinates both the sale up north and the purchase here.

Time the two closings with care. Sell first and you buy with clear numbers and no contingency. Buy first and you need a bridge plan for two payments. Get a Florida insurance quote before you set your budget, and ask about association and district fees in newer communities.

Once you close, file for homestead on your Orlando home by March 1. Talk with your tax advisor about the federal home sale exclusion on the home you sell and any gain above it. Ask Ryan and Megan how to line up both closings so you move once.

Outlook for the next 3 months

No one is able to promise where prices go. The signals point to a flat market. Redfin shows the median down 1.2%, Zillow shows its index down 1.4% and the metro single-family median slipped 0.6% to $439,000, per Florida Realtors. Sales volume dipped 3.1%.

Fewer price drops than last year suggest sellers are pricing closer to the market. If mortgage rates ease, more buyers return. Fall is usually slower than spring. Florida Realtors releases September data on October 16, 2026. Watch days on market and the share of homes selling above list in the next report.

Frequently asked questions

What is the median home price in Orlando?

Redfin reports a median sale price of $414,726 for August 2026, down 1.2% from August 2025. Zillow puts the typical Orlando home value at $371,120, down 1.4% over the past year.

How long does it take to sell a home in Orlando?

The median home spent 52 days on the market in August 2026, 4 days longer than a year earlier, per Redfin. Zillow shows a median of 32 days to pending. Orlando homes sell faster than homes in Miami or Fort Lauderdale, where Redfin shows medians above 100 days.

Is Orlando a buyer's market?

Orlando is close to balanced with a lean toward buyers. Redfin gives it a Compete Score of 44 out of 100. Homes sold at 97.1% of list price, 9.5% sold above list and 38.0% had a price drop.

Do I need flood insurance in Orlando?

Redfin reports that less than 1% of Orlando properties face severe flood risk over 30 years. Your lender still requires flood insurance if the home sits in a Special Flood Hazard Area, which happens near lakes and low ground. Check the flood zone for each address.

How much negotiating room do Orlando buyers have?

Homes sold at 97.1% of list price on average in August 2026, so the typical gap was about 3%. Homes with a price history or long days on market offer more room. Ryan and Megan review recent closed sales near any address you want to buy.

Want to know what your home would sell for, or what you should offer on one? Text or call Ryan and Megan at 386-690-5858, or request a home value. Ryan and Megan are Mortgage Bankers with The Federal Savings Bank and Florida real estate brokers, so you get the buying, selling and financing picture in one conversation.

Sources: Redfin Orlando housing market, Zillow Orlando home values (index and listings through August 31, 2026, sale price through July 31, 2026), Florida Realtors August 2026 metro market summary, Florida Department of Revenue homestead exemption guide and Lee County Property Appraiser portability guide. Figures cover August 2026 unless a row states another month. Numbers are rounded as published and are not a forecast.