Osceola County · Orlando metro · Data through September 2026
Kissimmee, FL 34746
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.
The vacation home capital, and the softest corner of the metro. Full Kissimmee guide.
The four numbers behind this call
Click any number to see the chart behind it
Each one is measured against what was normal in this ZIP code in 2018 and 2019, before the pandemic, for this same month of the year. A price-cut share of 22% sounds high until you learn this area normally ran higher than that.
Active inventory
How many homes are for sale right now. More homes means more choice for buyers and more competition for sellers.
Since 2018
Versus this ZIP's own normal
Where this ZIP sits
34746 against every other ZIP code in Central Florida
Three views of the same question. First the whole state, so you can see which part of Florida this is. Then the ZIP codes around it, drawn on their real boundaries. Then how it compares on the two numbers that matter most. Yours is gold in all three.
This part of Florida
Central Florida up close
The same ZIP codes, plotted against each other
The further right, the longer homes sit. The further up, the more sellers are cutting price.
Dashed lines are the Central Florida medians. Anything up and to the right of them is slower and more discount-prone than the typical ZIP code around it.
Source: Realtor.com Economic Research, with ZIP boundaries from the Census Bureau TIGER/Line files · Data through September 2026
Active inventory
823
-7.0% vs a year ago
128% more than before the pandemic
How many homes are for sale right now. More homes means more choice for buyers and more competition for sellers.
Days on market
102 days
74% longer than before the pandemic
How long a typical home sits before it goes under contract. Longer waits mean buyers are taking their time.
Price cuts
18.6%
Normal here was 17.0%
9% more than before the pandemic
The share of listings that dropped their price. When this climbs, sellers are asking more than buyers will pay.
FHA loan share
28.5%
Osceola County
The share of home loans in this county that are FHA loans. FHA is a government backed loan popular with first time buyers who put less money down. A high share means the area feels interest rate changes faster.
Typical asking price here right now: $398,800. That is the middle of what sellers are asking, not what homes actually close for.
Source: Realtor.com Economic Research (inventory, days on market, price cuts) and HMDA via CFPB (FHA share, county level) · Data through September 2026 · FHA share is the newest annual HMDA year and lags by about a year
What this means for you
The same market is good news for one person and hard news for another. Here is the honest version for each side.
What is being built near 34746
Market data tells you what is happening now. These projects are why demand may look different here in five years.
Universal Epic Universe
About $7B · Opened May 22, 2025
The largest new theme park in Orlando in a generation, plus three hotels.
Disney World development agreement
$17B ceiling, $8B binding floor over 10 years · Approved June 2024, runs 10 to 20 years
A long-run entitlement for a fifth park, more hotels, and two minor parks.
I-4 widening, Osceola Pkwy to Central Florida Pkwy
$2.4B · Programmed for 2026
Six lanes to ten, including four express lanes, on the metro's worst bottleneck.
Now what
A ZIP code is not a street
Everything above is true of Kissimmee, FL 34746 and none of it is about one house. Give us the price somebody is asking for a specific property here and the report runs this same data against that number, with every adjustment written out. It still never tells you what the house is worth.
A Market Brief on one area costs nothing. No report here values a property.