MARKET SNAPSHOT
Here is where the Central Florida residential market landed in July 2026, with the change from June shown in parentheses:
- Average sale price: $489,074 (down $6,366, or 1.3 percent, from June)
- Average days on market: 75 days (up 1 day from June)
- Months of supply: 4.42 months (up from 4.29)
- Total active inventory: 15,524 homes (down 463, or 2.9 percent)
- List to sale ratio: 97 percent (unchanged from June)
- Total monthly sales: 3,516 closings (down 209, or 5.6 percent)
MONTH OVER MONTH COMPARISON (June 2026 to July 2026)
- Total monthly sales: 3,725 to 3,516, down 209 (5.6 percent)
- Average sale price: $495,440 to $489,074, down $6,366 (1.3 percent)
- Average days on market: 74 to 75, up 1 day
- List to sale ratio: 97 percent to 97 percent, no change
- Total active inventory: 15,987 to 15,524, down 463 (2.9 percent)
- Months of supply: 4.29 to 4.42, up 0.13
MARKET CONDITION OVERVIEW
July cooled off from June's peak, which is what July usually does. Sales eased about six percent, the average sale price gave back a little more than one percent, and homes took about the same time to sell. Inventory kept sliding, but because sales fell faster than listings did, months of supply ticked up to 4.42. At that level we are still in balanced territory, close to where we have sat all summer.
The more encouraging read is year over year. July closings came in basically even with July 2025, the closest we have come to matching last year's pace all year. Back in the spring we were running double digits behind. On top of that, the average sale price is up about 6.5 percent from a year ago and inventory is down roughly 12 percent. So the year over year gap that defined the first half of 2026 is closing, and it is closing with firm prices.
SALES VOLUME
3,516 homes closed across the Central Florida region in July, down 209 from June's 3,725, a dip of about 5.6 percent. That is the normal midsummer slowdown after the June peak. The year over year number is the one worth sitting with: July 2025 saw 3,539 closings, so this July came in essentially even with last year, down less than one percent. After a spring that ran well behind 2025, matching last year's pace is a real shift.
PRICING
The average sale price was $489,074, down about $6,366 from June but still elevated by the standards of this year. The average list price was $501,975, so the typical seller accepted roughly $12,900 under asking. The list to sale ratio held at 97 percent. Year over year the average sale price is up about 6.5 percent from July 2025's $459,290. Prices are the clearest strength in this market, firm month to month and up solidly from a year ago.
DAYS ON MARKET
Homes averaged 75 days on the market in July, one day slower than June and right in line with the rest of the summer. The familiar split holds. Nearly half of single family homes, 1,419 out of 2,855, sold within the first 30 days, while about 457 sat for 121 days or more. Well priced homes are still moving quickly, and the average gets dragged up by a slower tail of listings testing the market's patience. Price it right and it sells.
INVENTORY
There were 15,524 active listings at the end of July, down 463 from June and down about 12 percent from a year ago. At the current sales pace that works out to 4.42 months of supply, a touch higher than June's 4.29 because sales slowed faster than listings did. The bigger picture is that inventory has drifted down all summer and sits well below last year, which is the main thing holding prices firm.
SWEET SPOT OF THE MARKET
The core of the market in July stayed in the $250,000 to $500,000 range. The single busiest band was $400,000 to $499,999 with 603 closings, about 17 percent of all sales. Right behind it, $300,000 to $349,999 had 523 closings (15 percent), $350,000 to $399,999 had 479 (14 percent), and $250,000 to $299,999 had 453 (13 percent). Those four bands together made up well over half of everything that sold. That is where the buyers are.
BEDROOM DATA ANALYSIS
Three and four bedroom homes again led the market. Three bedroom homes topped the list with 1,447 sales, and four bedroom homes followed with 1,205. Together they made up about three quarters of the month's volume. Two bedroom homes accounted for 413 sales and five bedroom homes 379. As always, the three and four bedroom range is both the most liquid part of the for sale market and the deepest part of the rental demand pool, which is right where most of the homes we manage live.
WHAT THIS MEANS FOR LANDLORDS
A few takeaways for owners.
First, the summer cooldown is normal and nothing to worry about. Sales eased from June, but prices held up and the year over year picture actually improved. If you are deciding whether to list, conditions are steady rather than deteriorating.
Second, the three and four bedroom segment, which is where most of our managed homes sit, stayed the busiest part of both the sale and rental markets. The demand is there.
Third, prices up more than six percent year over year with inventory down about twelve percent means owner equity is in good shape. This is not a market eroding your value.
Fourth, with prices firm and homes still taking a couple of months on average to sell, plenty of would be buyers are content to keep renting. That keeps rental demand steady and rewards a well maintained, fairly priced rental.
OUR TAKE
July was a quieter month than June, and that is exactly what July is supposed to be. What caught my eye is not the month to month dip, which is seasonal, but the year over year turn. For the first time all year we sold about as many homes as we did the same month last year, and we did it with prices up more than six percent. The hole we were in through the spring is filling back in.
If you own a rental with us and you have thought about selling, my read is steady. This is a fine market to hold and a workable market to sell into if the numbers make sense for you. Prices are firm and inventory is tight, which is a decent backdrop for a seller who prices right and presents well.
For owners staying the course, the rental side stays healthy. Firm prices and a tight for sale market keep plenty of would be buyers renting, and that works in our favor.
LET'S TALK ABOUT YOUR PROPERTY
Thinking about renting out a property, or weighing whether to hold or sell the one you already have? That is exactly the conversation we are here for. Belmont Management Group handles the day to day so you do not have to, and we will give you a straight read on what your specific home should do in this market.
Reach out for a free consultation. Email Raul Veitia directly at RVeitia@belmontManagementGroup.com, or fill out the prospective landlords form on our website and we will get right back to you.
DATA SOURCES
Orlando Regional REALTOR Association (ORRA), Monthly Sales Trend Indicator and Multiple Listing Sales and Inventory Reports, July 2026. Data sourced from Stellar MLS and compiled from ORRA's four year sales and inventory history. Figures reflect residential sales published through Stellar MLS for Lake, Orange, Osceola, Polk, and Seminole counties and do not include every sale in the reported areas. Prior month figures reflect ORRA's most recent restated data and may differ slightly from earlier reports as late sales are incorporated. Neither the Association nor Stellar MLS is responsible for the accuracy of the underlying data.
