Lake Nona Area Market Report
In Lake Nona, buyer depth rose while price momentum softened and time to contract improved, driven by mix toward mid-tier bands and a steady cash presence.
What is changing
Real Buyers by Month
Median Sale Price by Month
Median Days to Contract by Month
| 6-month comparison | Previous 6 mos. | Latest 6 mos. | Change |
|---|---|---|---|
| Real Buyers | 252 | 341 | ↑ +35.3% |
| Median Sale Price | $772,500 | $734,434 | ↓ −4.9% |
| Median Sold $/SF | $280.93 | $283.88 | ↑ +1.1% |
| Median Days to Contract | 58.5 | 31 | ↓ 27.5 days |
| Median Sale Price / Last List Price | 97.0% | 98.0% | ↑ +1.0 pt |
| Cash Share | 21.0% | 21.1% | → +0.1 pt |
Where the buyers are
| Price Band | Current Listings | Pending Listings | Real Buyers 13 mos. | Avg. Monthly | Months of Supply |
|---|---|---|---|---|---|
| $0 - $499,999 | 10 | 4 | 64 | 5.2 | 1.9 |
| $500,000 - $749,999 | 80 | 26 | 247 | 19.3 | 4.2 |
| $750,000 - $999,999 | 56 | 13 | 163 | 12.4 | 4.5 |
| $1,000,000 - $1,999,999 | 55 | 21 | 138 | 10.0 | 5.5 |
| $2,000,000 - $3,999,999 | 18 | 3 | 26 | 2.0 | 9.0 |
| $4,000,000 - $5,999,999 | 5 | 1 | 6 | 0.5 | 10.0 |
| $6,000,000 - $7,999,999 | 3 | 1 | 1 | 0.1 | 36.0 |
| $8,000,000 - $9,999,999 | 1 | 0 | 0 | 0.0 | — |
| $10,000,000+ | 1 | 1 | 0 | 0.0 | — |
Market Activity & Supply by Price Band
Months of Supply by Price Band
How transactions are clearing
| Price Band | Real Buyers | Median Sale Price | Median Sold $/SF | Median DTC | Sale / Last List | Cash | Cash Share |
|---|---|---|---|---|---|---|---|
| $0 - $499,999 | 64 | $460,000 | $233.18 | 43.5 | 97.5% | 15 | 23.4% |
| $500,000 - $749,999 | 247 | $640,000 | $268.30 | 46 | 98.0% | 44 | 17.8% |
| $750,000 - $999,999 | 163 | $850,000 | $275.59 | 35 | 98.0% | 27 | 16.6% |
| $1,000,000 - $1,999,999 | 138 | $1,300,000 | $337.37 | 47.5 | 97.0% | 35 | 25.4% |
| $2,000,000 - $3,999,999 | 26 | $2,662,500 | $527.94 | 55.5 | 94.5% | 10 | 38.5% |
| $4,000,000 - $5,999,999 | 6 | $4,360,000 | $762.47 | 121.5 | 95.0% | 3 | 50.0% |
| $6,000,000 - $7,999,999 | 1 | $6,600,000 | $800.49 | 0 | 88.0% | 1 | 100.0% |
| $8,000,000 - $9,999,999 | 0 | — | — | — | — | 0 | — |
| $10,000,000+ | 0 | — | — | — | — | 0 | — |
Market Time by Price Band
Median Sale Price / Last List Price by Price Band
MLS Listing Outcomes
MLS Listing Outcomes by Price Band
What the outcomes show
Among bands with usable sample size, observed closed-listing share is highest in $0 - $499,999 (80%) and lower in $2,000,000 - $3,999,999 (55%). The lower and middle price bands provide the more useful comparison because transaction counts are materially larger. Upper bands with thin samples are shown factually and should not be read as broad market behavior. These figures summarize listing records (closed, expired, cancelled), not the probability that a unique property will sell.
What the Numbers Mean
Real buyers rose 35.3% over the last six months (from 252 to 341), signaling stronger engagement. Median sale price fell about 4.9% to $734,434, while median sold price per sf edged up to $283.88. Median days to contract collapsed from 58.5 to 31 days, and sale price / last list price moved up to 98.0%. Cash transactions ticked up slightly to 21.1% (135 of 645 buyers). Months of supply sits at 4.6, indicating a balanced-to-tight pace overall. The mix shows more activity in higher-banded markets with better liquidity, while overall price pressure remains modest. The sample indicates broader buyer appetite rather than universal price strength, and the sample depth by band confirms concentrated demand in the $500k-$999k range.
For Sellers
Sellers in the mix are concluding contracts faster (days to contract down 27.5 days), with higher sale price / last list price compression (98%). Median sale price declined, suggesting price softening or a shift in transaction mix toward slightly lower-priced transactions within the six-month window. The cash share remains around 21%-unchanged meaningfully but with a slight uptick in some bands-supporting a stable, liquidity-backed demand.
For Buyers
Buyers show a deeper pool (latest 6-month real buyers 341 vs prior 252), stronger engagement, and quicker completing cycles. Higher bands ($1M-$2M and above) remain active but thinner, with longer months of supply in the top tier, indicating selective demand at higher prices. Cash buyers comprise about 21% of activity, which supports liquidity in a market still sensitive to rate-driven cost of capital.
Data notes
Real Buyers are closed MLS listings with a valid Close Date inside the inclusive report period.
Current Listings count strict ACT status only; pending statuses are reported separately.
Months of Supply equals ACT listings divided by the monthly pace of closed buyers in the latest 12 calendar months.
Price bands use lower-inclusive and upper-exclusive boundaries; the final $10,000,000+ band is open-ended.
Medians ignore missing or invalid values and average the two middle observations for even samples.
MLS Listing Outcomes summarize observed SLD, EXP, and CAN records; they are not probabilities.