Every month I get the same question from people who follow us online:
“Ray, is it really a good time to buy or sell? Or are agents just saying that?”
Fair question! So here’s my promise to you with every one of these market updates: I’m going to give you the real numbers, tell you what they actually mean, and give you honest information.
That’s how we’ve built relationships with over 3,000 families here in Orlando. And it’s not changing now.
Here’s what April 2026 actually looks like.
April 2026 Orlando Market Snapshot
What these numbers are actually telling us:
Home prices are up 1.2% year over year. After the frenzy of 2021 and 2022 when prices jumped 26% in a single year, we’re back to something that actually makes sense. Slow, steady appreciation. That’s healthy. That’s sustainable. And honestly, that’s what I’d want if I were buying a home to live in for the next 10 years.
The 96.5% sale-to-list ratio is one of the most telling numbers in the whole report.
What that means practically: if a home is listed at $400,000, it’s selling for around $386,000. Sellers are coming off their price. That’s real negotiating room, and it’s something buyers haven’t had in years.
And 67% of listings have seen price reductions. More than two thirds. The market is talking, and smart sellers are listening.
Is it a buyer's market or a seller's market right now?
Honestly? It depends on where you’re looking.
It’s a buyer’s market across most of Orlando. But when you get into specific areas (Lake Nona, Winter Park, Windermere) it can still feel like a seller’s market because demand in those communities never really softened.
I tell every client the same thing: the “market” is really dozens of mini-markets. Your zip code matters more than the headline.
The broader metro sits at about 3.78 months of supply, below the 6-month threshold that defines a true balanced market. So while buyers have more leverage than they did two years ago, this isn’t a distressed market. Just a natural, healthy rebalancing.
What about mortgage rates?
Freddie Mac reported the 30-year fixed rate dipped to 6.30% for the week ending April 16th. It’s been bouncing between 6.15% and 6.50% through most of April, not dramatic, but the trend is slowly moving in the right direction.
Here’s my honest take on rates:
- If you’re waiting for rates to drop to 5% before you buy, you may be waiting a very long time
- If rates drop to 5.5% you’ll be competing with every buyer who was also waiting, and inventory won’t keep up with the demand surge
- The buyers locking in now at 6.30% are doing so with real negotiating power and seller concessions that will disappear when rates drop
- And here’s something I’ve said for 20 years: you marry the home, you date the rate. You can always refinance. You can’t always get the deal you’re walking away from today.
Neighborhood by neighborhood: Where the action is
Not all zip codes are moving the same way. Here’s what we’re seeing on the ground right now:
If you're thinking about selling right now...
Spring is here, and traditionally April through July is the strongest selling window in Orlando.
We saw single-family home sales jump 26.2% from February to March. Buyer activity is picking up as the weather heats up. If you’ve been on the fence about listing, the next 60–90 days are your window.
But here’s the honest part: pricing is everything right now. The homes that are sitting, sometimes for 90, 100, 120 days, are almost always overpriced coming out of the gate. Buyers in 2026 are doing their homework. They know what comparable homes sold for. They’re not going to overpay, and they don’t have to.
If you're thinking about buying right now...
The spring market is waking up. We’re seeing more buyer activity every week, which means the leverage buyers have right now won’t last forever. The window is open, but it has a closing time.
About 58% of Orlando-area buyers spend at least three months comparing neighborhoods and pricing data before making an offer. I understand that. This is a big decision. But if you’ve been researching for a while and you’re ready, don’t let hesitation cost you the negotiating position you have right now.
Get pre-approved. Know your number. Then let’s go find your home.
So, what does this mean for you?
This is a market that rewards people who are prepared.
Buyers who know their budget, have their pre-approval in hand, and are working with someone who knows the neighborhoods, they’re winning.
Sellers who price accurately and present their homes professionally, they’re closing.
The chaos of 2021 and 2022 is behind us. What we have now is a real market. A fair market. One where both sides have a seat at the table. And after 20 years of doing this, I’ll take a fair market every single time!
