Orlando Real Estate Market 2026: Score 44, 12,764 Homes for Sale

Orlando saw some of the fastest home price appreciation in the country between 2020 and 2022. The combination of remote work migration, population growth, and historically low rates pushed the market into a rapid run-up.

The correction that followed has been significant.

PropertyIQ scores Orlando a 44 out of 100 as of February 28, 2026. The score bottomed at 28 in October 2025 and has recovered 16 points since then. 50 represents the national average -- Orlando remains below it.

Here is the full breakdown.

Current Market Conditions

The median listing price in Orlando is $415,000 as of February 2026. Home values have declined 0.94% year over year -- modest, but the only Florida major metro in negative YOY territory. The Zillow median home value is approximately $383,846 as of January 2026.

Homes are averaging 82 days on market as of February 2026, the slowest pace of the three major Florida metros in the dataset. 20.66% of listings have taken at least one price cut.

Inventory Is Large but Stabilizing

Orlando has 12,764 homes for sale as of February 2026, down a marginal 0.23% year over year. That near-flat inventory reading, combined with new listings declining 8.88% year over year, suggests the supply overhang is no longer growing.

The pending ratio is 0.34 -- meaning for every 100 active listings, 34 are under contract. That is a buyer-favorable ratio. For comparison, a ratio above 1.0 indicates strong seller-side demand. Orlando has not been above 1.0 recently.

The Sale-to-List Ratio

Sellers in Orlando are receiving 97.7% of their asking price as of November 2025. Buyers are consistently negotiating below list. That negotiating leverage has existed throughout the correction period.

Price Outlook

Zillow forecasts 1.9% near-term home price appreciation in Orlando as of December 2025 -- slightly higher than Tampa's 1.5% forecast. That reflects Orlando's slightly tighter inventory position relative to Tampa's 17,921 active homes.

The five-year home value appreciation in Orlando is 30.1% as of February 2026, reflecting the full run-up-and-correction cycle.

The Recovery Score Trajectory

| Month | Score | |-------|-------| | October 2025 | 28 (low) | | November 2025 | 34 | | December 2025 | 35 | | January 2026 | 38 | | February 2026 | 44 |

The trend is upward. The pace of recovery, gaining 6 points from January to February 2026, is the fastest single-month gain in the recent window.

Orlando Versus the Florida Peer Group

Tampa scores 47 and Jacksonville scores 31 as of February 2026. All three are below the 50 national average and all three are in recovery mode.

Orlando's advantages relative to the group: inventory is flat year over year (not growing), new listings are declining, and the forecast appreciation is the highest of the three. The disadvantage: home values declined year over year, which Tampa did not see.

What the 44 Score Means in Context

A score below 50 does not mean a market is broken. It means that current supply-demand conditions favor buyers more than sellers. In a market with 12,764 active listings and homes sitting 82 days on average, buyers have options and negotiating room that were absent during the 2021-2022 period.

Whether that current condition persists, improves, or reverses depends on the pace at which new supply enters the market relative to buyer demand.

PropertyIQ score as of February 28, 2026. Listing and inventory data as of February 1, 2026. Zillow home value data as of January 31, 2026. Forecast data as of December 2025. Census data as of 2023. All data for informational purposes only.