Central Florida Market Update
Median sale price, days on market, and homes sold — pulled from public market data and updated periodically. No projections, no spin, no sugarcoating. These are the same numbers I use to price offers and underwrite deals.
Two sources: Orlando Regional REALTOR Association (ORRA) MLS aggregate, August 2026 · Redfin per-county figures as of Q3 2026 (trailing 3-month) · Updated periodically
Monthly Market Snapshot
Aggregate MLS figures from the Orlando Regional REALTOR Association (ORRA), covering Orange, Seminole, Osceola, Lake, and Volusia counties. This is a different data source from the per-county Redfin figures below — read them separately, not as one series.
Homes Sold
2,478
1,929 single-family at a median of $436,456; 549 condo/townhouse at a median of $301,071; 12 foreclosures/short sales.
New Listings
3,439
Down 7.7% from July.
Active Inventory
12,144
Up slightly from 12,043 in July.
Median Sale Price
$400,676
Down from $410,494 in July.
Median Days on Market
64
Holding steady with July.
Pending Sales
Not published in this month’s ORRA report.
Source: Orlando Regional REALTOR Association (ORRA), August 2026 report“August’s numbers point to a market finding its footing rather than losing ground.”
20-Year Historical Trend
Two decades of official ORRA MLS data (the “Roth Report”) — total sales, median price, and average days on market, year by year. This is the long view the monthly snapshot can’t give you: the 2007 peak, the crash bottom, the long recovery, and the 2021–2022 rate-driven frenzy. The 2026 row is a partial year (January–March only), so it is not directly comparable to the full-year rows.
Median Sale Price — 20-year trend
2026 (partial, Jan–Mar) is shown at its reported median price but reflects only three months — not a full year.
| Year | Total Sales | Median Price | Avg Days on Market |
|---|---|---|---|
| 2007 | 17,269 | $249,900 | 97 |
| 2008 | 15,490 | $211,000 | 120 |
| 2009 | 24,191 | $130,000 | 103 |
| 2010 | 31,532 | $105,000 | 87 |
| 2011 | 29,651 | $110,000 | 102 |
| 2012 | 31,370 | $120,300 | 84 |
| 2013 | 31,652 | $145,000 | 72 |
| 2014 | 35,740 | $165,000 | 73 |
| 2015 | 38,192 | $180,000 | 73 |
| 2016 | 39,113 | $205,000 | 63 |
| 2017 | 39,563 | $220,000 | 57 |
| 2018 | 40,521 | $233,000 | 52 |
| 2019 | 39,393 | $245,000 | 52 |
| 2020 | 37,651 | $270,000 | 54 |
| 2021 | 47,763 | $315,000 | 35 |
| 2022 | 40,117 | $379,950 | 25 |
| 2023 | 34,076 | $375,000 | 49 |
| 2024 | 32,209 | $387,000 | 57 |
| 2025 | 28,702 | $382,500 | 72 |
| 2026 (partial, Jan–Mar) | 6,882 | $385,000 | 80 |
The 2007 peak (—17,269 sales, $249,900 median) was the top of the boom. Then the floor fell out: median prices collapsed to $105,000 by 2010 and days on market spiked past 100. Those were my distressed-asset years — short sales, foreclosures, and the inventory nobody else wanted to touch. From 2012 on it was a long, steady recovery, and the 2021–2022 rate-driven frenzy pushed median price to $379,950 with just 25 days on market. Since 2023 you can see the cooling: sales volume down, days on market climbing back toward 70–80, and price flattening in the $375k–$387k range. That’s the market the monthly snapshot above is sitting in — flat, not falling, but no longer a sprint.
This table is refreshed manually — ORRA does not offer a public data feed for the Roth Report, so it is updated here periodically rather than live.
Rates, Inflation & the Fed
None of these numbers sit still — here’s what’s actually moving your rate right now, and where to check it yourself. Every card links to the live source.
Fed Funds Rate
3.50%–3.75%
Set July 29, 2026 FOMC · next decision today, Sept 16, 2026 at 2:00 PM ET
This is what banks charge each other overnight — it doesn’t set your mortgage rate directly, but it drives the overall cost of money and pressures bond yields, which mortgage rates track closely.
The Fed’s next rate decision is scheduled for today, September 16, 2026 at 2:00 PM ET — this number may change today, check the link for the outcome.
Read live data10-Year Treasury Yield
4.98%
As of September 16, 2026
This is the single best predictor of where mortgage rates are headed — lenders price 30-year mortgages off this yield plus a margin, more so than off the Fed funds rate itself.
Read live dataCPI (Inflation)
+3.4% YoY
August 2026 · +0.4% MoM · core +2.4% YoY
The government’s main inflation gauge. Inflation staying sticky above the Fed’s 2% target keeps pressure on rates to stay elevated; cooling inflation is typically what opens the door to rate cuts and cheaper mortgages.
Read live dataPPI (Producer Prices)
+5.4% YoY
August 2026 · +0.4% MoM (final demand) · diesel +24.1%
PPI tracks what businesses pay before those costs reach consumers — it’s often a leading signal for where CPI (and the Fed’s next move) heads in the following months.
Read live dataConventional 30-Year Mortgage Rate
6.76% · 6.904%
Freddie Mac PMMS 6.76% (Sept 10, 2026) · daily lender avg 6.904% APR 6.972% (Sept 15, 2026)
Two legitimate benchmarks using different methodologies — Freddie Mac’s weekly official survey vs. daily lender-average data. Both are worth watching.
Read live dataFHA 30-Year Rate
6.557%
APR 6.604% · As of September 15, 2026
Typically runs below conventional since FHA loans are government-insured, in exchange for mortgage insurance premiums (MIP) that last the life of most FHA loans.
Read live dataVA 30-Year Rate
6.62%
As of September 15, 2026
Available to eligible veterans and service members, typically no down payment and no monthly PMI/MIP required.
Read live dataMacro figures are point-in-time as of each card’s stated date and change frequently — always check the linked source for the current value.
County by County
Each card shows the median sale price, year-over-year price change, median days on market, and homes sold with its year-over-year change. Green arrows indicate a seller-favorable move (higher price, faster sale, more closings); red indicates a slower or cooling trend.
Median Sale Price
$414,726
-1.2% YoYMedian Days on Market
52
+4 daysHomes Sold · August 2026
1,060
-3.1% YoYMedian Sale Price
$441,779
+6.5% YoYMedian Days on Market
32
-2 daysHomes-sold detail not published for this county in this period.
Median Sale Price
$373,749
-2.9% YoYMedian Days on Market
76
+19 daysHomes Sold · August 2026
713
+13.1% YoYMedian Sale Price
$383,716
-1.6% YoYMedian Days on Market
66
+12 daysHomes Sold · August 2026
668
+9.7% YoYNote: Seminole County's homes-sold figure was not reported in the trailing 3-month window. All other figures are Redfin-sourced. Market data ages — treat these as a point-in-time snapshot, not a live feed.
Major Developments
The projects reshaping Central Florida over the next several years — from downtown mixed-use towers to semiconductor districts and regional highway expansion. These drive long-term demand and shape where the next cycle of value gets created.
Mixed-use development near the Orlando Magic arena downtown: 270 residences plus hotel, office, retail/dining, and a live event venue.
Source$2 billion, 20-acre downtown redevelopment designed by Heatherwick Studio; demolition underway.
SourceLarge-scale new development area in southeast Orange County gaining active momentum.
SourceLong-planned southern Lake County development area now picking up pace after a dormant period.
Source13-acre, 1.5M+ sq ft mixed-use expansion of the NeoCity semiconductor/tech district: retail, dining, office, residential, a hotel, and a performing arts center; part of Osceola's broader push (including a South Korean company's investment) to become a hub for advanced manufacturing and tech jobs. NeoCity separately landed a $470 million ELSPES semiconductor HQ deal in 2026 — see the featured story below.
Source"I-4 Beyond the Ultimate" express lane expansion between Tampa and Orlando, plus SR 417 and SR 528 widening and the Florida's Turnpike/Sand Lake Road interchange — all part of MetroPlan Orlando's regional transportation improvement program.
SourceFeatured Development · Osceola County
ELSPES, Inc. is a South Korea-based company that makes high-performance silicon capacitors for AI systems, automotive technology, and aerospace platforms. It is committing $470 million to build its U.S. headquarters and manufacturing campus inside NeoCity, Osceola County’s 500-acre technology district in the Kissimmee/St. Cloud area.
Osceola County Commission Chairman Brandon Arrington called it “the largest economic development project in our history.”
The deal will bring 600+ high-wage jobs at an average annual salary of $85,000. ELSPES will occupy 32.56 pad-ready acres — the largest private footprint at NeoCity to date.
Two phases: Phase 1 is $270 million, begins construction January 2027, and brings roughly 300 jobs. Phase 2 is $200 million, estimated for 2035–2038, and brings another roughly 300 jobs. Each phase builds a 289,000-square-foot facility.
Timeline: an initial MOU was signed in December 2024; the development agreement was moving through Osceola County Commission approval as of May 2026.
Total Investment
$470 Million
High-Wage Jobs
600+
Average Salary
$85,000/yr
Site Size
32.56 Acres
largest at NeoCity
“This is the largest economic development project in our history.”
“This is exactly what we set out to do: build an ecosystem that not only attracts world-class companies but also creates pathways for our community to access those opportunities, develop new skills, and grow into the jobs of the future.”
“No one wants to be the first in, especially when you’re from another country…it really opens the door for other companies.”
“The Korean government is putting a lot of money into companies coming here to the states, and we want them to come to Central Florida.”
ELSPES is the first South Korean company to invest in NeoCity — per Commissioner Grieb, that’s significant because “no one wants to be first,” and this deal is explicitly meant to open the door for more Korean semiconductor investment into the region, since the Korean government is actively funding its companies’ U.S. expansion.
NeoCity already anchors the University of Florida’s Florida Semiconductor Institute, so ELSPES plugs into a built-in academic and workforce-training pipeline rather than starting from zero.
600+ jobs at an $85,000 average salary is a major high-wage cluster for Osceola County — a county whose economy has historically leaned on tourism/hospitality wages — and that kind of wage base is exactly what drives housing demand upside in a submarket, the same dynamic that built Lake Nona’s Medical City into a premium submarket.
This isn’t a one-off — NeoCity has also recently landed SRS Mobility (a 110,000 sq ft headquarters, 190+ jobs) and Panacea Global Energy (a roughly $500 million clean-energy campus), so ELSPES is evidence NeoCity is becoming a real employment cluster, not a single anchor tenant.
That's a buyer-leaning window for investors and a reason sellers need real comps — not a Zestimate — to price right. Let me pull the numbers for your property or your next deal.
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