For Investors · August 2026

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.

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

For Sellers · August 2026 · 5 min read

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 · August 2026 · 5 min read

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.

Fort Myers Beach and the islands beyond it, Florida, from above

Neighborhoods · August 2026 · 5 min read

In Cape Coral, the canal decides the price. Not the house.

Cape Coral has more miles of navigable canal than any city in the world, and two identical houses on two different canals are not the same asset. Here is the distinction that sets the price, and the one most buyers from out of state miss.

The Tampa skyline reflected on the river at dusk, Florida

New Construction · August 2026 · 5 min read

In Wesley Chapel your competition is not the house down the street. It is a sales office.

Pasco County absorbed most of Tampa Bay's new construction, and hundreds of communities are selling at once. That changes what a resale listing is actually competing against, and none of it shows up as a price cut.

Horses grazing in a fenced paddock at sunset

Market Analysis · August 2026 · 5 min read

The cheapest thing about inland Florida is not the house.

Buyers priced out of the Florida coast keep landing in Ocala, Lakeland and the inland counties. The house is cheaper, but that is not the main saving, and understanding which one is changes where you look.

Lakeside homes in Baldwin Park, Orlando, Florida

Market Analysis · August 2026 · 6 min read

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.

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 every scored ZIP code in Central Florida, 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 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.