Lakeside homes in Baldwin Park, Orlando, Florida

Market Analysis · August 2026

Florida is tightening hard. Orlando is tightening least. That is the whole story.

Almost every agent in this market has the Florida comparison backwards, including the version I was telling. Here is what the numbers actually say, and why Orlando being the mildest contraction in the state is good news rather than bad.

Read the full article

The journal

Everything else

Market Analysis For Buyers For Sellers For Investors Neighborhoods New Construction

Vacation rental homes in the Kissimmee corridor, Florida

For Investors · August 2026 · 7 min read

Homes near Disney sit for 101 days, and almost nobody is cutting price. Here is why.

The short-term rental corridor southwest of Disney shows an unusual signature: the longest days on market in the metro paired with ordinary price cuts. That combination tells you something specific, and it is your opening as a buyer.

A sold sign in front of a craftsman style home

For Sellers · August 2026 · 5 min read

Your first price is the whole game. Not your second price after 45 days.

The sellers capturing about 97 cents on the dollar right now are not the ones who priced high and negotiated down. They are the ones who priced into the market on day one. Here is the difference between sold and sitting.

New owners celebrating among moving boxes

New Construction · August 2026 · 6 min read

Builders are not cutting prices. They are doing something smarter, and you should understand it.

Rate buydowns, closing credits and design allowances are not generosity. They are a deliberate strategy to move homes without damaging comparable sales. Here is how to translate any builder offer into two honest numbers.

Orlando Health emergency room on the main boulevard in south Orlando

Market Analysis · August 2026 · 8 min read

About $30 billion is landing in Central Florida by 2030. Not evenly.

The bear case on Florida is a demand argument. The answer to it is that demand is not distributed evenly, and the capital coming into this region lands in ZIP codes you can name.

For Investors · July 2026 · 7 min read

One bad tenant costs an out-of-state owner about $7,000. Management costs $2,280.

If you own a rental in Central Florida and live somewhere else, the eviction math is not the scary part. The procedural traps are, and most of them are strict liability.

Front porch homes in Baldwin Park, Orlando, Florida

Neighborhoods · July 2026 · 5 min read

Baldwin Park has the tightest supply in the metro, and there is a structural reason

Of 170 scored Central Florida ZIP codes, one sits at the very top. It is not an accident of demand. It is a consequence of how the neighborhood was built and what cannot happen there.

Front garden and curb appeal of a Central Florida home

For Buyers · July 2026 · 5 min read

When is the right time to buy in Orlando? It depends which thing you want more.

Buyers ask me this constantly and expect a month. The honest answer is that you rarely get maximum choice and maximum value in the same season, so decide which one you are optimizing for.

Brick and stone estate home with a circular drive

Market Analysis · July 2026 · 6 min read

What Florida homeowners insurance actually costs, and why nobody can tell you

Published statewide averages for 2026 range from under $3,000 to about $11,000. That is a four-fold spread between reputable sources. Here is what is actually knowable, and what to ignore.