ORLANDO REAL ESTATE MARKET NEWS - September 2026 - Published - 1st October 2026

Published October 1, 2026

September 2026: Orlando resort-area market

The Orlando resort area recorded 302 closings in September, compared with 308 in August and 283 in September 2025. The median sale price was $380,000, unchanged from August and down from $389,000 a year earlier. Homes that closed in September achieved an average of 97.6% of their final asking price, up from 97.1% in August but below 98.1% in September 2025.

Active inventory rose from 3,355 listings in August to 3,410 in September, although it remained below the 3,519 recorded a year earlier. Pending sales rose to 537, up from 522 in August and 533 in September 2025. Another 338 homes were withdrawn after they did not attract a buyer while listed.

Homes spent an average of 102…

ORLANDO REAL ESTATE MARKET NEWS - August 2026 - Published - 1st September 2026

***Published on 1st September 2026***

August 'averages" from the Resort Area Market... 

August's median price was unchanged from July at $380,000, and down 2.6% from the corresponding month in 2025, when the median price was $390,000. The average number of days it took for a home to sell and close in August was 146, the same as July and 15 days higher than a year ago. The average number of days a home spent on the market over the last 30 days was 104, compared with a 105-day average over the past 12-month period. The overall resort area saw 308 closings in August, down from 373 in July but above the 291 recorded in August 2025. The number of homes recorded as Pending — under offer/contract — totalled 522, the same as last month but above the 499…

82-Unit Townhome Community for Sale | $32.9M Near Disney

Team Donovan Investment Opportunity

82-Unit Newly Built Townhome Community Offered for $32.9 Million Near Walt Disney World

A rare opportunity to acquire an entire completed Central Florida community — 82 townhomes, 13 buildings, amenities, infrastructure and land in a single transaction.

Team Donovan is pleased to introduce a unique 82-unit investment opportunity in Davenport, Florida, positioned within the rapidly growing Walt Disney World, ChampionsGate and Reunion corridor.

Offered at a guide price of $32.9 million, the newly constructed…

Floridays Resort Orlando Launches a Unit Renovation Programme

Published August 13 2026

Floridays Resort Orlando Launches a Unit Renovation Programme — What Owners Need to Know

Floridays Resort Orlando has announced a unit renovation programme for owners, beginning with a Basic Package priced at an estimated $13,200 for a two-bedroom suite and $14,900 for a three-bedroom suite. The announcement went out to owners from the resort's Owner Services team, and the package covers a full interior refresh of the unit — countertops, lighting, paint, hardware and life-safety upgrades — with all materials, labour, taxes and freight included in the quoted figure.

For the 432 condo-hotel suites at Floridays, this is a significant announcement. Here is what is in the package, what it costs, and what it may mean for…

The One Big Beautiful Bill & Orlando Vacation Homes: What 100% Bonus Depreciation Means for Buyers

Published August 11 2026

The One Big Beautiful Bill & Orlando Vacation Homes: What 100% Bonus Depreciation Means for Buyers

Signed into law on July 4 2025, the One Big Beautiful Bill Act (OBBBA) — widely known simply as the “Big Beautiful Bill” — made the most significant changes to US real estate taxation in nearly a decade. For buyers of vacation homes and short-term rentals in the Disney corridor, one provision stands above the rest: 100% bonus depreciation is back, and this time it is permanent.

Below is a plain-English guide to what the bill changed, how it applies specifically to resort-area homes in communities such as Reunion Resort, ChampionsGate, Windsor Hills and Emerald Island, and what overseas buyers need to know. As always: we…

Know Your Bottom Line: Introducing Our Seller Net Sheet Calculator

Seller Net Sheet Calculator: Know Your Net Proceeds | Team Donovan

Know Your Bottom Line: Introducing Our Seller Net Sheet Calculator

Selling your home is one of the biggest financial transactions of your life. But between commission, taxes, insurance, and closing costs, it can be hard to figure out exactly what you'll walk away with. That's why we built the Seller Net Sheet Calculator—to give you instant clarity on your net proceeds before you list.

Launch the Calculator

Why Transparency Matters in Your Home Sale

When you're selling your home in Central Florida, there's a lot happening behind the scenes. Property taxes, title insurance, documentary stamp taxes—the list goes on. Many sellers are surprised when they reach closing…

Fannie Mae condo loan changes 2026", "condo Full Review", "investor concentration limit removed

Published August 5, 2026 • Financing & Mortgage News

Fannie Mae & Freddie Mac Condo Loan Changes 2026: What Orlando Vacation Home Buyers & Sellers Need to Know

If you're buying or selling a condo in the Orlando vacation home market, the rules for conventional financing just changed — in a big way. On March 18, 2026, Fannie Mae (Lender Letter LL-2026-03) and Freddie Mac (Bulletin 2026-C) announced coordinated updates to how condominium projects are approved for conventional loans. The biggest of those changes took full effect on August 3, 2026.

Some of these changes are genuinely good news for buyers of resort condos near Disney. Others mean more paperwork and more scrutiny of the condo association itself. Here's everything explained in plain…

ORLANDO REAL ESTATE MARKET NEWS - July 2026 - Published - 1st August 2026

July "numbers" from the Resort Area Market...

A home that closed in July achieved an average of 97.2% of its listed price, marginally up from June but down from the 97.9% level achieved 12 months ago. The resort market registered 373 closings in July, up from 369 in June and 342 in July 2025. The July resort-area median price was $380,000, unchanged from June and below the July 2025 median price of $395,000. The average number of days a home spent on the market during July was 104, compared to an 84-day average 12 months ago, while the average days to close stood at 146. The total number of homes recorded as pending — under offer/contract — stood at 522, down from 581 last month but little changed from the 519-home pipeline recorded 12 months ago.…

Amendment 3 & Your Orlando Vacation Home Tax | Team Donovan

Legislation & Ownership Costs

What Amendment 3 Actually Means for Your Orlando Vacation Home

Half a dozen owners have forwarded me the same article this month, usually with some version of the same question attached: is my tax bill about to be cut in half?

The short answer is no. The longer answer is more interesting, and there is one part of it that genuinely matters if you are buying or selling in the resort communities this year — though it isn’t the part being written about.

What is on the ballot

In a special session at the start of June, the Florida Legislature put a property tax amendment in front of voters for 3 November. It needs sixty per cent to pass. The headline provision raises…

Selling at Emerald Island Resort: Why Some Homes Sit

Why Some Emerald Island Homes Sell in Eight Days — and Others Sit for Two Years

By James Donovan, Broker/Owner, Team Donovan · Figures as of 15th July 2026

There are two five-bedroom homes on La Isla Drive, a few doors apart. Same builder, same 2,317 square feet, same pool, same gate, same three miles to Disney.

One of them sold this March for $490,000. The other has been on the market for 766 days — over two years — asking $460,000. Less money. Still there.

If you own at Emerald Island and you are thinking about selling in the next year or two, that is the only thing worth understanding about this market. It is not really a market where homes sell slowly. It is a market where homes either sell quickly or barely sell at all, and which of those…