For buyers
You have the data. Here is what to do with it.
Five things, in order. None of them require you to rush.
Check whether your area is actually loose
Do not assume the metro headline applies to your streets. Run your ZIP through the tool, then call me and we will review month of supply for the specific area. That tells us exactly how much room you have. An area that looks soft on a metro chart can be tight on the three streets you actually want.
Do not dismiss new construction before you run the math
This is the mistake I see most. Builders right now are offering rate buydowns into the 4% range with closing cost contributions and real incentive packages. A new home with a higher sticker price can carry a lower monthly payment than a resale home. Compare the payment, not the price. Then compare what you give up: lot size, trees, location, commute.
Use days on market as your leverage meter
In a soft ZIP code, a listing sitting past 68 days is motivated seller territory. That owner listed two or three months ago and is watching the calendar turn month after month. They are carrying that cost every single month. That is where your negotiation starts, and it is a far better signal than asking price.
Time it on purpose, not by accident
If you want the most options, buy in spring and summer. That is when inventory peaks, because families move to beat the school year. If you want the best value, buy after school goes back in session, roughly September through December. Inventory is leaner then, because people pull their homes off the market to avoid showing during the holidays. The sellers who keep their home listed through Thanksgiving week are telling you exactly how motivated they are. That is when you get a deal.
Plan for a four to seven year hold
I do not like the idea of buying in Orlando, holding for two years, and putting it back on the market. Transaction costs alone will eat you. Four to seven years is safe. And if you expect to move up in about three years, plan on keeping the first property and leasing it out rather than selling it. That is a good plan and it changes what you should buy today.
Where rates are right now
The 30-year fixed is at 6.67%. Remember the builder comparison: a permanent buydown into the 4s on a new build can beat this by a wide margin on the monthly payment. That is the math worth running before you rule anything out.
Source: Freddie Mac Primary Mortgage Market Survey via FRED · Data through August 2026
Let us review your area together
Tell me where you are looking and my team will pull month of supply on those specific streets. It takes a few minutes and it is the difference between a decision and a guess.