CENTRAL FLORIDA REAL ESTATE MARKET REPORT - November 2025

Orlando MSA headline price

ORRA-derived November recaps show the Orlando MSA median home price at $389,000, essentially flat month-over-month (-0.3%) and modestly lower than a year ago (-3.7%).

That’s consistent with weekly “Real Estate Radar” numbers across the 5-county region, where:

• Early November median (all property types): $385,000
• Mid-November median: $373,347.50

This tells a clear story:

• Peak pricing is behind us. The market has rolled off the 2022–2023 highs but is not collapsing—it’s grinding sideways with a slight downward bias.
• Price cuts are common. HousingWire’s November metro analysis notes that nearly half of active Orlando-area listings have taken a price reduction, even as the median list price sits around $484,000, about 11% above the U.S. median.

By price tier (5-county weekly data)

From the November 16–22 Real Estate Radar report:

• Most activity is in the $300K–$400K band (238 closings for all property types that week).
• The $500K–$1M segment remains active (176 weekly closings) but buyers in that range are getting more aggressive on inspection and price.
• Luxury ($1M+) still trades, but at a slower clip—only 42 closings across all five counties that week.

This means proper pricing in the first 7–10 days matters more than ever. Overpriced listings are quickly forced into reductions in order to compete with the growing pool of similar homes.

Weekly MLS data show a reasonably busy November despite higher rates:

• Closed sales (all property types, 5 counties):
  • 684 in the week of Nov 2–8
  • 846 in the week of Nov 16–22
• Active listings: just over 10,900 properties across Lake, Orange, Osceola, Polk and Seminole in mid-November.

Within the Orlando MSA specifically, ORRA-based November graphics circulating among local agents show:

• Inventory around 7,337 active homes, down by 143 listings from October but still significantly higher than in the frenzy years.
• Median days on market around mid-80s, up roughly 20% vs. last year, confirming that homes are no longer flying off the shelf.

Interpretation:

• The market today feels like a soft buyer’s market to a balanced market, depending on sub-area and price point.
• Sellers who price realistically are still getting solid activity; over-asking strategies from 2021–2022 are failing.

Buyers have more room for inspection credits, rate buydowns, and closing-cost assistance, especially on listings that have been sitting 60+ days.

Using county-level Real Estate Radar reports for early November:

Osceola County (Kissimmee, Celebration, Poinciana, parts of Davenport)

• Overall median sale price for Nov 2–8: $413,533.50, up from $381,490 the prior period.
• Single-family median: $454,990; condos/townhomes: $314,990.

Osceola remains tourism-driven and investor-heavy—vacation-rental corridors around Disney are seeing more inventory and more negotiation, but prices for modern single-family homes in master-planned communities (e.g., Solara, Windsor Island, Reunion) are still holding relatively firm if they show well and are priced correctly.

Polk County (Davenport, Haines City, Winter Haven)

• County-wide median (all property types, Nov 2–8): $308,000
• Single-family median: $325,000

Polk continues to be the affordability valve for Greater Orlando, attracting:

• First-time buyers priced out of Orange/Osceola
• Long-term investors targeting cash-flowing single-family rentals and townhomes

Marketing focus here should highlight payment vs. rent and commute times to theme parks, I-4, and major job centers.

Regional 5-County Snapshot

Across Lake, Orange, Osceola, Polk, and Seminole (Nov 16–22):

• Median sale price: $373,347.50
• Weekly closed sales: 846
• Active listings: 10,940

That’s a healthy, not overheated market—enough inventory for buyers to have choices, but not enough to trigger a major price slide.

Real Estate Radar’s November leasing data for the 5-county region shows a stable, slightly rising long-term rental market:

• All property types:
  • Early November median lease: $2,050
  • Mid-November median lease: $2,055
• Single-family rentals:
  • Median around $2,200–$2,250/month
  • Strongest demand in the $2,000–$3,000 band
• Condos & townhomes:
  • Median around $1,850–$1,970/month
  • Slight uptick in average rent, but also more active listings in the sub-$2,000 range

Implications for landlords & investors:

• Rents are not surging, but they’re holding up well despite higher inventory.
• New supply of build-to-rent and townhome communities is forcing older product to compete on condition, amenities, and management quality.
• For correctly bought properties in places like Davenport, Kissimmee, Winter Garden, Lake Nona, and Clermont, cap rates remain attractive relative to other Florida metros.

For Buyers

• More choices, more time, more leverage. With 7,000+ active listings and longer days on market, you can:
  • Negotiate repairs, credits, or rate buydowns
  • Target homes that have sat 60–90+ days for the best discounts
• Locking in around 6.2% today may look smart if projections for mid-5% rates in 2026 only partially materialize.

For Sellers

• Pricing strategy is everything.
  • Start at or just below the most recent comps, not above them.
  • Expect buyers to scrutinize insurance costs, HOA fees, and condition more than in previous years.
• Homes that are move-in ready and well-staged in popular school zones (Winter Garden, Horizon West, Lake Nona, parts of Davenport/Clermont) are still getting strong traffic, even if the first offer comes later than it would have in 2021.

For Investors & Landlords

• Cash flow beats speculation. With modest price softening and stable rents, Central Florida favors:
  • Long-term rentals in growth corridors (Davenport, Haines City, Poinciana, South Kissimmee, parts of Polk near I-4)
  • Well-managed vacation homes close to Disney where nightly rates and occupancy can still outperform
• Use today’s environment to:
  • Upgrade existing portfolios (sell underperformers, trade into stronger locations)
  • Negotiate seller credits to buy down interest rates and improve cash flow from day one.

📞 Contact us today to discuss your property goals in Orlando, Davenport, Kissimmee, or anywhere across Central Florida.

🌐 www.YellowMountainRealty.com