Orlando Housing Market Report Q1 2025: Inventory, Prices & Investment Opportunities
Here's what's actually happening in the Orlando real estate market right now. Data from January-March 2025 across Orange, Seminole, and Osceola counties.
Inventory Levels
Orange County
Active listings: 3,240 (up 18% from Q4 2024)
Months of supply: 2.8 (still a seller's market)
New listings per week: 285 average
Seminole County
Active listings: 1,180 (up 22% from Q4 2024)
Months of supply: 2.4
New listings per week: 110 average
Osceola County
Active listings: 1,890 (up 15% from Q4 2024)
Months of supply: 3.1
New listings per week: 165 average
What This Means:Inventory is increasing but still below the 6-month supply that indicates a balanced market. Buyers have more options than last year, but it's not a buyer's market yet.
Price Trends
Median Sale Prices (Q1 2025)
Orange County: $425,000 (up 4.2% YoY)
Seminole County: $465,000 (up 5.8% YoY)
Osceola County: $385,000 (up 6.1% YoY)
Price Per Square Foot
Orange County: $245
Seminole County: $268
Osceola County: $218
Analysis:Prices are still appreciating, but at a slower pace than 2023-2024. Osceola County showing strongest growth due to affordability and Disney employment proximity.
Days on Market
Average DOM by County
Orange: 38 days (was 28 days in Q1 2024)
Seminole: 32 days (was 24 days in Q1 2024)
Osceola: 42 days (was 31 days in Q1 2024)
What This Tells Us:Properties are taking longer to sell, giving buyers more negotiation leverage. Well-priced homes still move quickly (under 20 days), but overpriced listings are sitting.
Buyer Activity
Mortgage Applications
Purchase applications up 12% vs. Q1 2024
Refinance applications up 34% (rates dropped from Q4)
Average down payment: 18% (up from 15% last year)
Cash Buyers
32% of transactions (down from 38% in 2024)
Investors returning to financing as rates improve
Cash buyers concentrated in sub-$300K range
Investment Opportunities
Where I'm Seeing Value:
East Orlando (32825, 32828, 32829)
Median price: $340,000
Rental rates: $2,200-$2,600/month
Cap rates: 7-9% on well-selected properties
Strong tenant demand, good schools
Kissimmee (34741, 34743, 34746)
Median price: $315,000
Rental rates: $2,000-$2,400/month
Cap rates: 8-10%
Disney employment hub, vacation rental potential
Oviedo (32765, 32766)
Median price: $485,000
Rental rates: $2,800-$3,200/month
Cap rates: 5-6% (appreciation play)
A-rated schools, family demographic
Market Forecast
Next 90 Days:
Inventory will continue increasing through spring
Prices will remain stable with 2-4% appreciation
Days on market will extend to 45-50 days average
Buyer negotiation power will increase slightly
Best Strategy:
Buyers: More leverage than last year, but don't wait for a crash
Sellers: Price aggressively, market before April inventory surge
Investors: Focus on cash flow fundamentals, not speculation
Key Takeaways:
✅ Inventory up 15-22% across Central Florida counties ✅ Prices still appreciating but at slower pace ✅ Days on market increasing = more buyer leverage ✅ Investment opportunities exist in East Orlando and Kissimmee ✅ Market remains healthy, not overheated
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