Data Analysis

Orlando's condo median is down 5.1% for the year, the weakest of Florida's big markets

Metro Orlando sold 6.1% more homes in July than a year ago. Its condo segment sold fewer, at lower prices, for the eighth month running.

Through July, metro Orlando's condo and townhouse median sale price is $299,000 for the year to date, down 5.1% from the same stretch of 2025. Closings in that segment are down 1.6%.

No other large Florida market is doing both. Miami-Fort Lauderdale-West Palm Beach has its condo median flat for the year on 6.2% more sales. Tampa-St. Petersburg-Clearwater is up 0.3% on 4.6% more. North Port-Sarasota-Bradenton is down 0.6% on 15.9% more. Orlando is the one big metro where condo prices are falling and fewer people are buying.

Single-family in the same four counties is steady. Florida Realtors reported 2,711 single-family closings for July, up 4.6%, at a median of $455,000, up 2.5%. The year-to-date single-family median is $446,142, unchanged from last year.

Our read on the same four counties

Orange, Osceola, Seminole and Lake closed 3,577 residential sales in July by our count, up 6.1%. Our combined median was $411,526, down 0.8%.

That figure is all residential, so it sits between Florida Realtors' two segments and moves with the mix between them. It is the price per square foot that says more: $221 in July against $227 a year ago, down 2.6%. When the midpoint slips slightly and the per-foot figure slips further, buyers are getting more house for the money rather than simply buying cheaper houses.

Speed did not change. Half of what sold went under contract within 39 days, the same as last July. Sellers received 96.4% of original list price, up from 95.7%, which is the second-best figure among the markets we cover.

So the metro is transacting more, faster than most of Florida, with sellers holding close to asking, and its condo segment is losing ground anyway.

What sits behind the condo number

We are not in a position to say why, and we will not guess. What we can say is what the number is and is not.

Orlando's condo stock skews toward the resort and short-term rental corridors near the attractions, and toward older inventory closer to the core. Those are different products with different buyers, and a single median across them moves when the mix moves.

A falling condo median with falling volume is different from a falling median with rising volume. Sarasota's condo median is down 0.6% year to date on 15.9% more closings, which reads as a market clearing at lower prices. Orlando's reads as one where fewer people are transacting.

What this does not mean

A 5.1% year-to-date decline does not mean an Orlando condo lost 5.1% of its value. The median is the midpoint of what sold. Shift the mix toward cheaper buildings and the midpoint falls without one owner's value moving. Florida Realtors says this in its own economists' note, which is worth repeating: median sale price "only reflects the values of the homes that sold each month, and the mix of the types of homes that sell can change over time."

It also does not say what August will do, and nothing here is a forecast.

There is no single Orlando median in the release. Single-family and condo are published separately and never combined.

If you are in this market

Buying a condo in metro Orlando means shopping a segment where the midpoint has moved down over eight months on thinning volume. That is a buyer's position, and the practical question is which building and which corridor, since the segment average is doing a poor job of describing any one of them.

Buying a house is a different transaction entirely. Single-family there is flat on price, fast on time, and sellers are getting 96 cents on the original dollar.

Selling a condo, last year's comparable sales are not this year's. Pricing off a 2025 comp in this segment will cost you time.

If you own a condo in Orange, Osceola, Seminole or Lake and are not selling, none of this describes your unit.

Limitations

Our four-county figures come from the Stellar MLS feed and are all-residential, so they cannot separate single-family from condo the way Florida Realtors does. The segment split in this article is theirs, not ours, and rests on their dataset alone. We know of no third source that publishes an Orlando condo median monthly.

Both sets of figures are preliminary and move as late closings report.

Sources and links

• Florida Realtors, Statewide by Metropolitan Statistical Area, July 2026
• Data hub: /data/orlando/
• Tool: /tools/florida-rent-vs-buy-by-county.html

Disclosure: Jon Brooks is a co-founder of Momentum Realty, a Florida real estate brokerage that owns and funds Florida Housing Intelligence. Momentum has a financial interest in Florida real estate transactions, including in markets named here. See our editorial standards.