Brick and stone estate home with a circular drive

All of Florida · Updated monthly from public data

Your biggest purchaseshould not be a mystery.

The housing data is public. It has just never been translated. Put in a ZIP code and see what it actually says about the place you are standing in.

841 ZIP codes scored · 342 strong · 371 mixed · 128 soft

Why this exists

The mystery was never the data. It was the access.

Buying or selling a home is the largest transaction most people ever make, and the industry around it has every reason to keep it feeling complicated. Urgency closes deals. So does the fear of missing out. So does the sense that you need a gatekeeper to understand your own market.

Guidance is worth paying for. Guidance built on withheld numbers is a toll booth. Every figure used here comes from a public source, and it is published with that source and the date attached, so you can check the work rather than take anyone’s word for it.

Free

Market Brief

What is actually happening where I am looking?

Your areas, scored against their own pre-pandemic normal rather than a statewide average. How long homes sit, how often sellers cut, whether supply is growing or shrinking, and what that means for the decision in front of you.

Paid

The Offer Line

What should I offer on this house?

You give us the asking price and the details. You get the band the data supports, with every adjustment shown as math you can check, plus what to trade instead of price when the seller will not move.

Paid

The Listing Line

Where should I list, and what does each price cost me?

What an informed buyer in your ZIP will anchor to, and what every week above that number does to your days on market. It does not value your house. It shows you what the market will argue.

Paid

The Deal Line

Does this deal work, and where is the exit?

The entry band on a specific property, the short view and the long view, and the plain math on both. Including the parts that argue against the deal, and the places where the data does not exist to answer you.

None of these tells you what a house is worth. You supply the price, and the report shows what the market data supports given that number. It is not an appraisal and not a guarantee of price, and it says so on every page.

See what each one costs Why I built this

Where the market actually is

Florida, September 2026

See every chart

Neighborhood guides

Florida is not one housing market

30 neighborhoods written up in detail, each with its live market reading pulled from the same data behind the ZIP tool. Every ZIP code in all 67 counties is scored, guide or no guide.

All neighborhoods

Supply is tight here

Baldwin Park

Orange County · 1 ZIP

Buyers have real leverage

Kissimmee

Osceola County · 7 ZIP codes

Signals point both ways

St. Cloud

Osceola County · 4 ZIP codes

Buyers have real leverage

Lee Vista

Orange County · 3 ZIP codes

Signals point both ways

Randal Park

Orange County · 1 ZIP

Signals point both ways

Sanford

Seminole County · 2 ZIP codes

The thing nobody says correctly

Fewer homes for sale is not the same as a stronger market.

Across the country there are still slightly more homes for sale than a year ago, at +5.4%. Across Florida, listings have fallen off a cliff, down 9.6% in a year, and much of that is sellers giving up and pulling homes off the market rather than buyers absorbing them.

That distinction decides how a negotiation goes, and the state does not do it as one piece. Some metros have shed a fifth of their listings while others are close to flat. A metro that held onto its supply leaves a buyer with something to choose from and something to negotiate over. That is worth more to you than a headline about Florida.

Homes for sale, change versus a year ago

Above the line means more choice than last year. Below it means less.

Source: Realtor.com Economic Research · Data through September 2026

The tool

Three markets, one state

Every ZIP is scored on four things: homes for sale, how long they sit, how often sellers cut price, and how many buyers use FHA loans. Each is measured against what was normal in that same ZIP before the pandemic, not against a statewide average.

Market 1 · Strong

Few homes for sale. Sellers still hold the cards.

There are not many homes for sale in this ZIP code compared to what is normal here. Homes sell faster than in most of Florida, and fewer sellers are cutting their price. These are usually established neighborhoods where people want to live and stay. Builders are not adding many new homes, so supply stays low.

342Florida ZIP codes

Market 2 · Mixed

Sellers feel confident. Buyers are hesitating. Both are right.

This ZIP code is sending mixed signals. Supply and price cuts are close to normal for this area. Homes take a little longer to sell than they used to. In a lot of these areas, brand new construction is a real competitor, and builders are offering deals that resale homes cannot easily match.

371Florida ZIP codes

Market 3 · Soft

More homes, more price cuts, longer waits. This is the buyer's zone.

This ZIP code has more homes for sale than normal, more sellers cutting price, and the longest waits to sell in the metro. These areas often have a lot of FHA loans, which means buyers here are more sensitive to interest rates. Some of these areas are short-term rental corridors where investors own a lot of the homes.

128Florida ZIP codes

Find your ZIP code

New construction

Where the builders are, corridor by corridor

Your real competition as a seller, and an option worth pricing honestly as a buyer. Compare the monthly payment, not the sticker price.

All corridors

Orange County

Horizon West and Winter Garden

The metro's top price band and its heaviest new-construction competition. High-income, school-driven demand, and builders with incentive packages competing directly against every resale listing.

From the $400s to $950K+

Lake County

Clermont, Minneola and the Wellness Way corridor

The last large affordable land bank inside a reasonable Orlando commute, now connected to Horizon West by a new expressway. Enormous approved supply, which is good for buyers and a long-run headwind for resale sellers.

From the $370s to $880K

Osceola County

St. Cloud and Sunbridge

Where buyers priced out of Lake Nona are landing. A multi-decade master plan entitled for tens of thousands of homes, with the metro's widest spread of price points.

From the $300s to $800K

Orange County

Lake Nona and East Orlando

The highest-income in-migration node in the metro, anchored by Medical City, the airport, and a headquarters relocation bringing roughly 3,000 jobs.

From the low $400s to $1.5M+

Orange and Seminole Counties

Apopka and Sanford

The north side, where lot sizes still get large and the SR-429 corridor has made the commute workable. Some of the most aggressive published incentives in the metro.

From the $340s to $670K

The outer ring

Lake, Volusia and Polk

The value edge of the metro. Longer commutes, meaningfully lower entry points, and the fastest-moving townhome product in Central Florida.

From the mid-$300s to $600K

Pasco

Wesley Chapel and the SR 56 corridor

The largest concentration of new construction in Tampa Bay, north of the county line and built around one interchange.

Roughly $295,000 to $815,000

St. Johns

Nocatee and the County Road 210 corridor

One of the fastest-selling master-planned towns in the country, with the rest of the county building around it.

Roughly $300,000 to over $2M

Charlotte

Babcock Ranch and inland Charlotte County

A solar-powered new town inland of the coast, and the largest source of new supply in the county.

Roughly $200,000 to $1M

Santa Rosa

Pace, Milton and Santa Rosa County

The most affordable new construction in this guide, north and east of Pensacola.

Roughly $275,000 to $350,000

Roody Souverain, licensed Florida real estate consultant

Who is telling you this

I would rather you trust the data than trust me.

I am Roody Souverain, a licensed Florida agent. I got my license in 2004, and in 2008 I sold multiple investment properties fast, some at a total loss, alongside friends and family I had partnered with. It felt like a mystery at the time. It was not one.

So every number on this site is pulled from a named public source and stamped with the date it was published. Where two sources disagree, I show you both. Where I am giving you my own read rather than a measurement, I say so plainly.

How this started What the reports do

What I tell every buyer who calls me

The urgency you are feeling right now is not coming from the market. It is coming from all the noise. If you are planning on buying anywhere in Florida, this is a moment for strategy. Set the emotions aside.

Plan for a four to seven year hold. I do not like the idea of buying anywhere in this state, holding it two years, and putting it back on the market. If you think you will move up in three years, plan on keeping the first one and leasing it out. That is a good plan.

And do not dismiss new construction before you compare the math. Some builders are buying rates down into the 4% range with closing cost contributions. The monthly payment can beat a resale home with a lower sticker price.

This is my professional judgment from working this market, not a measured statistic.

The journal

What the data actually means

Longer pieces working through the numbers, every statistic sourced and dated.

Read the journal

For Investors

Homes in Destin sit for over 100 days and almost nobody is cutting. That is not weakness.

The Panhandle's vacation rental corridor produces the strangest pair of numbers in Florida housing, and most buyers read them exactly backwards. Here is what long days on market with ordinary price cuts actually tells you.

A steel bridge and downtown building in Jacksonville, Florida at sunset

For Sellers

Nearly 40 percent of sellers in these Jacksonville ZIP codes have cut their price. Read that carefully.

Two Jacksonville ZIP codes carry price cut shares near 40 percent, which sounds like a market in trouble. Compared to what those same ZIP codes did before the pandemic, the story is different, and the difference is the whole point.

Palm-lined architecture in Naples, Florida

For Buyers

Listings in Naples sit for four months. In Naples, that is normal.

Two Naples ZIP codes show typical listings waiting around 120 days with fewer than one seller in twelve cutting price. Read against a statewide average that looks alarming. Read against Naples, it is an entirely different instruction.

A ZIP code is not a street.

Every number on this page is an average across thousands of homes. Start with a free Market Brief on your own areas, and when you have a specific address and a price, the paid reports run the same data against that number.

Start free See the plans