Blog Nona

By David Myers, Broker Associate · Nona Orlando Properties Team at Ziro Realty, LLC · Last reviewed August 12, 2026 · Contact David Myers

How Much Is For Sale, and How Does That Compare?

Lake Nona ended June with fewer homes for sale than a year earlier, but still about 35% more than a normal June carries.

447 homes were on the market at month end, down from 459 in June 2025. That decline comes entirely from 32832, where actives fell 11.6%, while 32827 rose 8.1%.

Against a longer baseline the picture is less comfortable. The four segments together carried 443 listings against a five-year June average of 329 — about 35% more. The gap is widest in the attached segments, and 32827 condos and townhomes sit at the top of their plotted five-year June range: 63 active units, against a range that runs from 7 to 63.

What Does the June Data Mean if You're Buying?

Sellers gave up more of their original asking price in June than in any June of the past five years across three of Lake Nona's four segments.

That is the strongest finding in this month's data, and it is the one worth acting on. The sale-to-original-list ratio came in at 94.7% for 32827 single-family homes, 94.6% for 32827 condos and townhomes, and 95.0% for 32832 condos and townhomes — each sitting at the bottom of the five-year June range plotted for that segment. The fourth, 32832 single-family, ran 95.7% against a five-year June average of 97.4%: below normal, though not at the floor.

The contract ratio agrees. It counts pending sales per active listing, so it captures demand and supply in one number, and MarketStats reads a falling ratio as the market moving in the buyer's favour. Every Lake Nona segment sat below its five-year June norm: 37% below in 32827 single-family, 88% below in 32827 condos and townhomes, 42% and 62% below on the 32832 side.

Where the picture stops being one-sided is speed. Single-family homes in 32827 averaged 47 days on market, 13% below their five-year June average of 54 and down from 88 days in June 2025. That is the one segment moving faster than normal, and it is the largest segment by dollar volume in Lake Nona. The other three are slower than usual: 77 days for 32827 condos and townhomes against a norm of 49, 51 days for 32832 single-family against 37, and 83 days for 32832 condos and townhomes against 37 — the slow end of that segment's plotted five-year range.

Where to be careful: 34 of the 121 June sales — 28% — closed within ten days of listing, and 16 of those at zero days on market. Those are largely builder transactions and homes effectively spoken for before they hit the MLS. Correctly priced homes still move quickly here. The leverage in this market sits with aged inventory, not with everything on the market.

What Does the June Data Mean if You're Selling?

The average June closing surrendered about 6.8% of its original asking price in 32827 and 5.2% in 32832 — and the two ZIP codes surrendered it at different stages.

Comparing average sold price to average final asking price gives 95.4% in 32827 and 97.8% in 32832. Set that against the total discount from the original asking price and the split is clear. In 32827, roughly 2.3 points came off the asking price before an offer arrived and 4.6 points came out of the negotiation. In 32832, it was the reverse: about 3.1 points off before an offer and 2.2 in the negotiation.

The practical reading is that 32827 sellers are still starting high and conceding at the table, while 32832 sellers are correcting the list price first and defending it better once a buyer engages. The second approach cost less in June.

New listings tell you what you are up against. Sellers brought 136 new listings to market against 121 closings, so supply still grew faster than it cleared — but only just. In January that ratio was 138 new listings against 68 closings. The gap between what arrives and what clears has narrowed substantially over the first half of the year.

If you own a condo or townhome, both ZIP codes deserve caution for different reasons. In 32827 the competition is the issue: 63 attached listings, the top of that segment's plotted five-year June range, against 12 closings. In 32832 it is the clock: 83 average days on market, the slow end of its range, and 94 active listings against a five-year June norm of 57.

How Do 32827 and 32832 Compare?

32827 priced higher and moved its single-family homes faster; 32832 sold more homes and was the only ZIP code whose median rose year over year.

One caution before reading that table too closely: the 32827 condo and townhome figures rest on 12 sales. That clears the threshold where a median becomes unusable, but it is still few enough that one atypical transaction moves it. The two single-family medians, built on 41 and 42 sales apiece, are the reliable readings here.

32827 covers the Laureate Park side and produced 56 closings at a $690,750 median, averaging 55 days on market and 4.0 months of supply. 32832 covers the Eagle Creek and Storey Park side and produced 65 closings at a $540,000 median, averaging 62 days and 3.4 months of supply.

Six-month figures are steadier than any single month, and they tell a milder story than June alone. Year to date through June, the median is down 2.1% for 32827 single-family homes and up 1.1% for 32832 single-family homes. The attached segments are weaker: down 10.0% year to date in 32827 and 4.5% in 32832.

Which Price Ranges Were Moving?

The $600,000 to $800,000 range cleared fastest in both ZIP codes, while everything above $800,000 in 32827 carried nearly twice the supply of everything below it.

Your own price range matters more than the market-wide figure. In 32827, the 36 homes that sold below $800,000 faced 108 competing listings — three months of supply. The 20 that sold above $800,000 faced 114 — 5.7 months. The split in 32832 is milder: 3.2 months below $800,000 and 4.6 above.

The single deepest band in Lake Nona is 32832's $400,000 to $500,000 range, with 58 active listings against 12 sales, and 45 of those 58 are condos or townhomes. The tightest is 32827's $600,000 to $800,000 range, where 30 listings met 15 closings — two months of supply, which is a seller's number in an otherwise buyer-leaning market.

Lake Nona remains a large-home market. Of the 118 June closings with a bedroom count reported, 71 — 60% — had four or more bedrooms, 43 had three, and four had two or fewer. Bedroom count drives price more than ZIP code does: in 32827 a four-plus-bedroom single-family home averaged $1,161,569 across 32 sales, in 32832 $748,146 across 36. The three-bedroom single-family averages, $586,215 in 32827 and $492,917 in 32832, rest on nine and six sales respectively and should be read as indicative only.

Timing split the same way it has all year. 28% of June's closings went under contract within ten days, while 14% took more than 120 days. Both extremes occurred in the same month, and which side a home lands on is mostly a question of price.

What Should You Watch Next?

Whether the sale-to-original-list ratio climbs back off the floor of its five-year range over the summer is the number that will tell you which way this market turns.

June answered one open question and raised another. Volume is not the problem: 121 closings and a year-over-year inventory decline are both healthier than anything in the first quarter. What June showed is the price it took to get there — three of four segments closing at the bottom of their five-year range for share of asking price, and all four contract ratios below their June norms.

Two things to watch through the second half. First, whether that sale-to-list ratio recovers as summer volume works through the standing inventory, or whether it stays at the floor and the discount becomes the new baseline. Second, whether 32832's inventory decline continues; it is the only part of Lake Nona where the listing count is genuinely falling, and it is also where prices held up best.

Thinking about buying or selling in Lake Nona? A market-wide median is a starting point, not an answer for your street, your price range or your kind of home — and June's data has those three pulling in noticeably different directions. Call/Text David Myers at 407.801.3286, or use the contact form, for the numbers on a specific home or neighborhood.

By David Myers, Broker Associate · Nona Orlando Properties Team at Ziro Realty, LLC · Last reviewed August 12, 2026 · Contact David Myers

How Much Is For Sale, and How Does That Compare?

Lake Nona ended May with fewer homes for sale than a year earlier, and still about 46% more than a typical May of the past five years.

Both statements are true and neither cancels the other. 425 homes were listed at month end, down from 455 in May 2025, with the count falling in 32827 and falling harder in 32832. Measured against the five-year May average for each segment, though, supply is still well above normal, and the two attached segments each finished at the top of their plotted five-year May range.

The table adds a second comparison that a raw count cannot give you: months of supply now, against the same ratio built from each segment's five-year May averages for listings and sales. That is the closest this data comes to a normal reading.

What Does the May Data Mean if You're Buying?

You still have more to choose from than a normal May, but you have more company than you did a year ago.

Contract activity came back. Across the two ZIP codes there were 173 pending contracts at the end of May against 111 a year earlier, and the contract ratio — pending sales per active listing, which MarketStats reads as a demand-versus-supply gauge — rose year over year in every one of the four segments. That is a real change from the earlier months of this year.

What has not changed is the level. All four contract ratios still sit far below their own five-year May norms: 52% below in 32827 single-family, 87% below in 32827 condos and townhomes, 50% and 61% below on the 32832 side. Rising from a low base is still a low base, and the gap left to close is large.

Where to be careful: speed is not evenly distributed. 36 of the 108 May sales — a third — closed within ten days of listing, and 15 of those at zero days on market, meaning they were effectively spoken for before they hit the MLS. Strip the zero-day sales out and the arithmetic average rises from 49 to about 61 days in 32827 and from 77 to about 86 in 32832. Well-priced and pre-sold homes still move immediately; the leverage sits with the aged inventory, and 24% of May's closings had been listed more than 120 days.

What Does the May Data Mean if You're Selling?

The average 32827 closing gave up 4.5% from its original asking price and the average 32832 closing 5.3% — and in 32832 that was the deepest May discount in the plotted five-year range for both single-family and attached homes.

The sale-to-original-list ratio came in at 95.5% in 32827 and 94.7% in 32832, and the direction matters more than the level. 32827 improved on last May's 94.1%. 32832 fell from 96.5% and landed at the bottom of its plotted five-year May range in both segments — 95.3% for single-family homes, 92.9% for condos and townhomes.

That figure also hides a two-step story. Measured as a ratio of averages, May closings came in at 96.1% of the original ask in 32827 and 94.3% in 32832, against 97.6% and 97.8% of the final ask. The difference — about a point and a half in 32827, three and a half in 32832 — is the reduction sellers made before an offer ever arrived. The rest came out of the negotiation.

New listings tell you what you are up against. Sellers brought 151 new listings to market in May against 108 closings, so supply still arrived faster than it cleared. The reason inventory fell anyway is 32832: new listings there dropped to 75 from 96 a year earlier, a 22% reduction in fresh competition. In 32827, new listings were flat at 76 against 75.

If you own a condo or townhome, take particular note. Both attached segments ended May at the top of their five-year May range for active listings, and both attached medians came in below their five-year May averages while both single-family medians came in above. That combination — more competing supply, softer pricing — is the clearest signal in this month's data.

How Do 32827 and 32832 Compare?

32827 is the higher-priced side and sold faster than its own norm; 32832 sold more homes but took longer and discounted deeper than in any May of the past five years.

One caution before the comparison: the 32827 condo and townhome median rests on just six sales, and a median drawn from six homes moves sharply on one unusual transaction. The 32832 single-family figure, built on 51 sales, is the most reliable of the four.

32827 covers the Laureate Park side and produced 40 closings at a $705,000 median, averaging 49 days on market and 5.6 months of supply. 32832 covers the Eagle Creek and Storey Park side and produced 68 closings at a $568,742 median, averaging 77 days and 3.0 months of supply.

Read that table down the median columns and a pattern appears that cuts across the ZIP codes: both single-family medians came in above their five-year May average, and both attached medians came in below. Read it across the days and ratio columns and the split is by ZIP instead. Where you are and what you own are both doing work, and they are not doing the same work.

Which Price Ranges Were Moving?

The $600,000 to $800,000 range led closings in both ZIP codes, and the deepest imbalance between listings and sales sits above $1 million in 32827.

Your own price range matters more than the market-wide figure. In 32827, 76 homes were listed above $1 million against eight that sold — roughly nine and a half months of supply, and 35% of everything listed in that ZIP code. In 32832 the same band carried 29 listings against 10 sales, under three months. The million-dollar market is not one market.

The tightest band anywhere in Lake Nona was 32832 between $600,000 and $800,000: 32 active listings against 19 closings, well under two months of supply. The loosest below the top end was 32832 at $400,000 to $500,000, where 54 listings competed for 17 sales.

Lake Nona is a large-home market, and May underlined it: 75 of the 106 closings with a bedroom count reported — 71% — had four or more bedrooms, 29 had three, and only two had two or fewer. Bedroom count drives price more than ZIP code does. In 32827 a three-bedroom single-family home averaged $626,125 while a four-plus averaged $1,078,270; in 32832 the same step ran $547,153 to $760,238.

What Should You Watch Next?

Whether 32832's discounting stabilises now that fewer sellers are listing there is the number that will tell you which way this market turns.

Two forces are pulling against each other. Fewer new listings in 32832 — 75 against 96 a year earlier — should relieve pressure on price over the coming months if it holds. Against that, 116-day average marketing times in the attached segment mean a lot of the inventory still on the market has been sitting a while, and aged listings tend to close at wider discounts than fresh ones. Watch whether the sale-to-original-list ratio in 32832 climbs back off the bottom of its range, and whether the contract ratios keep the year-over-year improvement they showed in May.

Thinking about buying or selling in Lake Nona? A market-wide median is a starting point, not an answer for your street, your price range or your kind of home — and this month those three things point in different directions depending on which side of Lake Nona you are on and whether your home is attached or detached. Call/Text David Myers at 407.801.3286, or use the contact form, for the numbers on a specific home or neighborhood.

By David Myers, Broker Associate · Nona Orlando Properties Team at Ziro Realty, LLC · Last reviewed August 12, 2026 · Contact David Myers

How Much Is For Sale, and How Does That Compare?

Three of Lake Nona's four segments ended April with more homes for sale than in any April of the past five years, but the build is coming from slower selling rather than a rush of new sellers.

418 homes were on the market at month end across the two ZIP codes. Measured across the four reported segments, active listings ran about 52% above their five-year April average, and single-family homes in 32827, condos and townhomes in 32827, and condos and townhomes in 32832 each sat at the top of their own five-year range for the month — not near it, at it.

What makes April different from earlier in the year is where that inventory came from. New listings across the four segments totalled 156 against a five-year April average of about 144, and closings totalled 100 against a five-year average of about 97. Both flows were close to normal. Homes are accumulating because they are taking longer to clear, not because sellers arrived in unusual numbers.

The exception is worth naming. Single-family homes in 32832 are the one segment carrying fewer listings than a year ago — 116 against 144 in April 2025 — and the one segment not at the top of its five-year range. New listings there fell 18.6% year over year while closings rose 26.5%. That is the only corner of Lake Nona where supply is being worked down rather than up.

What Does the April Data Mean if You're Buying?

Your leverage this month is in price, not in choice — sellers accepted a wider gap between asking and selling than in any April of the past five years in three of the four segments.

The sale-to-original-list ratio is the clearest measure of that. It compares the closing price to what the seller first asked, so it captures both the price cuts along the way and the final negotiation. In April, single-family homes in 32827 closed at 93.7% of the original ask, single-family in 32832 at 94.2%, and condos and townhomes in 32832 at 89.2%. All three sit at the bottom of their plotted five-year April range. The 32827 attached segment, at 95.3%, is the only one with room beneath it.

Contract activity relative to supply tells a more mixed story than it did in January. The contract ratio — pending sales per active listing — came in at 0.36 for 32827 single-family, 0.21 for 32827 condos and townhomes, 0.54 for 32832 single-family and 0.34 for 32832 condos and townhomes, running 51% to 81% below their five-year April averages. But three of those four figures were higher than a year earlier, and two rose from March. MarketStats reads a falling contract ratio as the market moving in the buyer's favour; on that measure the move in the buyer's favour has slowed, even though it has not reversed.

One segment is still moving the other way. Condos and townhomes in 32827 posted the lowest contract ratio in Lake Nona at 0.21, down from 0.26 in March and 0.24 a year earlier — the only segment weaker on that measure than it was last April.

Where to be careful: 20 of the 100 April sales went under contract within ten days of listing, 13 of them in 32832. Well-priced homes still move quickly, and the leverage in this market sits with the aged listings rather than with everything on the market.

What Does the April Data Mean if You're Selling?

The average April closing finished 5.8% below its original asking price in 32827 and 7.2% below in 32832, and about half of that reduction came off the asking price before a buyer ever made an offer.

The source publishes a second, like-for-like version of the same idea: average sold price measured against average asking price. On that basis, 32827 closings came in at 93.1% of the original ask and 96.2% of the final ask, and 32832 at 91.9% and 95.7%. The three to four points between each pair is the reduction sellers made before an offer arrived; the rest came out of the negotiation. Sellers are cutting first and negotiating second, and in three of the four segments the sale-to-original-list ratio finished at the bottom of its plotted five-year April range.

The supply arithmetic is friendlier than it was in winter. Sellers brought 157 new listings to market in April against 100 closings. Supply still grew faster than it cleared, but the gap narrowed considerably from the start of the year, and in 32832 new listings actually fell 4.9% year over year.

If you own a condo or townhome in 32832, this is the month to pay attention. That segment carried 89 active listings against 17 sales, about 93% more inventory than its five-year April average, and closed at 89.2% of the original asking price — the widest discount of any Lake Nona segment and the bottom of its plotted five-year range. Homes there averaged 96 days on market against a five-year April norm of 44.

How Do 32827 and 32832 Compare?

32832 sold half again as many homes at a lower median, but 32827 was the only ZIP code where homes sold faster than a year earlier.

One caution before the comparison: the 32827 condo and townhome median rests on 11 sales, and a median drawn from 11 homes moves sharply on one or two unusual transactions. Treat the single-family figures, built on 29 and 43 sales, as the more reliable of the four.

32827 covers the Laureate Park side and produced 40 closings at a $775,000 median, with homes averaging 67 days on market and 5.3 months of supply. Its single-family median of $900,000 was up 5.9% year over year and 7.5% from March. 32832 covers the Eagle Creek and Storey Park side and produced 60 closings at a $571,500 median, averaging 87 days and 3.4 months of supply. Its single-family median of $649,715 was up 1.1% year over year.

The two ZIP codes also differ in how their inventory is shaped. In 32827, 162 of the 209 listings behind these segment figures are single-family and 72 of them are priced above $1 million. In 32832, 89 of 205 are condos or townhomes, and 78 of those 89 sit between $300,000 and $500,000. These are two different problems for two different sets of sellers.

Which Price Ranges Were Moving?

The $600,000 to $800,000 range led closings across both ZIP codes, but the thickest inventory relative to sales sits above $1 million in 32827 and below $400,000 in 32832.

Your own price range matters more than the market-wide figure. In 32827, 72 homes were listed above $1 million against ten that sold — about 7.2 months of supply at April's pace, against 5.3 months for the ZIP code as a whole. In 32832, the $300,000 to $399,999 band carried 36 active listings against five sales, which works out to the same 7.2 months. Opposite ends of the price scale, identical arithmetic, and every one of those 36 listings in 32832 is a condo or townhome.

The tightest bands were both in 32832: $600,000 to $799,999 at 34 listings against 12 sales, and $800,000 to $999,999 at 11 against four — both under three months of supply. A four-bedroom detached home in that price range in 32832 was competing with relatively little this April.

Lake Nona is a large-home market, and April underlined it: 62 of the 100 closings had four or more bedrooms, 30 had three, and eight had two or fewer. Bedroom count drives price more than ZIP code does. In 32827 a three-bedroom single-family home averaged $861,922 while a four-plus averaged $1,179,739; in 32832 the same step ran $556,650 to $884,328.

Timing split the same way it has all year. Twenty of April's closings went under contract within ten days, while 24 took more than 120 days — and 18 of those 24 were in 32832. Both extremes existed in the same month, and which one a given home falls into is mostly a question of price.

What Should You Watch Next?

Whether the sale-to-original-list ratio steadies over the summer is the number that matters most, because three of four segments have no lower April reading in their plotted five-year range.

Two things are pulling in opposite directions. Contract ratios rose from March in two segments and from a year earlier in three, and new listings in 32832 fell year over year — both of which point to supply coming back into balance. Against that, sellers are conceding more than they have in any recent April, and days on market in 32832 sat at the top of the five-year range in both segments. If discounts hold at April's level while volume stays normal, the medians will start to follow. If sellers keep withholding listings the way 32832 did, the supply side corrects first.

Thinking about buying or selling in Lake Nona? A market-wide median is a starting point, not an answer for your street, your price range or your kind of home — and this month's data has supply and pricing pointing in different directions. Call/Text David Myers at 407.801.3286, or use the contact form, for the numbers on a specific home or neighborhood.

By David Myers, Broker Associate · Nona Orlando Properties Team at Ziro Realty, LLC · Last reviewed August 12, 2026 · Contact David Myers

How Much Is For Sale, and How Does That Compare?

Inventory is still well above normal at 419 listings, but March's 94 closings cut months of supply to about 4.5 — the lowest reading of 2026.

Two things moved in opposite directions. Active listings rose again, ending March about 67% above the five-year March average across the four segments. But closings rose faster, from 66 in February to 94 in March, so the ratio of unsold homes to monthly sales fell for the first time this year.

Months of supply is the measure that matters most here, because unlike a raw listing count it is not inflated by how much new housing Lake Nona has added. On that measure both ZIP codes now sit below the conventional six-month line.

Two of those four segments finished March at the very top of their plotted five-year range: single-family homes in 32827 at 149 listings, and condos and townhomes in 32832 at 92. The other two came close without reaching it — 32832 single-family at 131 against a range top of 134, and 32827 condos at 43 against 44.

What Does the March Data Mean if You're Buying?

You are buying into the widest discount from original asking price in the five-year March record, but you are competing with more buyers than in January or February.

The strongest fact on this page is what sellers gave up. In three of the four segments, the average sale closed at the very bottom of its plotted five-year March range for sale-to-original-list ratio: 93.5% in 32827 single-family, 94.8% in 32832 single-family, 93.3% in 32832 condos and townhomes. On a $700,000 asking price, a 93.5% ratio is about $45,500 off where the seller started.

Time on market tells the same story. Three of four segments were the slowest of any March in the plotted range: 101 days for 32827 single-family against a five-year average of 58, 85 days for 32832 single-family against 48, and 100 days for 32832 condos and townhomes against 45. A seller three months into a listing negotiates differently from one three weeks in, and March produced a lot of the former.

The contract ratio — pending sales per active listing — still sits far below its five-year March norm in every segment, from 56% below in 32832 single-family to 87% below in 32832 condos and townhomes. MarketStats reads a low ratio as the market sitting in the buyer's favour.

Where to be careful: 24 of the 94 March sales closed within ten days of listing, nine of them at zero days on market. Those are largely builder transactions and homes effectively spoken for before they hit the MLS. Exactly the same number — 24 — took more than 120 days. The leverage in this market sits with the aged listings, not with everything on it.

What Does the March Data Mean if You're Selling?

Buyers came back in March, but the average seller still gave up about 5.5% from their original asking price, and most of that came off before an offer arrived.

The sale-to-original-list ratio was 94.6% in 32827 and 94.3% in 32832. The 32832 figure is down from 96.6% a year earlier; 32827 held essentially flat year over year, but its single-family segment still landed at the bottom of the five-year range.

The more useful detail is where the discount happened. Comparing average sold price to the average final asking price gives 95.4% in 32827 and 98.0% in 32832, against original-list ratios of 92.9% and 93.7% on the same basis. In 32832 that means roughly four points of the total discount came off as price reductions before a buyer ever made an offer, and only about two points came out of the negotiation. Homes priced right the first time are not the ones producing these averages.

Supply is still outrunning sales, but by less. Sellers brought 151 new listings to market in March against 94 closings. In January that ratio was 138 to 68. The gap is narrowing, and if it keeps narrowing the inventory build slows.

If you own a condo or townhome in 32832, this is the segment to watch closely: 92 active listings against a five-year March average of 44, an average of 100 days to sell, and the only segment whose contract ratio fell year over year. Forty of those listings sit in the $300,000 to $399,999 band, against five sales in that band across the whole ZIP code in March.

How Do 32827 and 32832 Compare?

32827 is the higher-priced side and its prices are holding; 32832 sold more homes but saw the sharper price decline.

32827 covers the Laureate Park side and produced 41 closings at a $675,000 median across all property types, averaging 82 days on market and 4.8 months of supply. Its single-family median of $837,000 is actually above the five-year March average of $801,799 and up 7.7% from February, even as that same segment posted its slowest and most-discounted March in the record.

32832 covers the Eagle Creek and Storey Park side and produced 53 closings at a $525,000 median, averaging 90 days and 4.2 months of supply. Its single-family median fell 13.5% year over year to $597,250.

One caution before leaning on the segment detail: the 32827 condo and townhome figures rest on 11 sales. That segment is also the one exception to March's discount story, closing at 97.3% of original list while the other three sat at five-year lows. Eleven sales is few enough that one or two unusual transactions move the figure, so treat it as the least reliable number on the page.

Which Price Ranges Were Moving?

The $400,000 to $599,999 range in 32832 cleared fastest; homes above $1 million in 32832 and the $300,000s condo stock are where inventory is deepest relative to sales.

Your own price range matters more than the market-wide figure. In 32832, 32 homes were listed above $1 million against three that sold — close to eleven months of supply at March's pace. The $300,000 to $399,999 band in the same ZIP carried 41 listings against five sales, about eight months, and 40 of those listings were condos or townhomes.

The top of the 32827 market improved noticeably. Ten homes sold above $1 million there in March against 60 active listings, six months of supply — against more than twelve months in January. That range is clearing now, just slowly and at a discount.

Lake Nona is a large-home market, and March underlined it: 55 of the 93 closings with a bedroom count reported — 59% — had four or more bedrooms, 33 had three and five had two or fewer. Bedroom count drives price more than ZIP code does, but the ZIP gap at the same size is stark: a four-plus-bedroom single-family home averaged $1,464,693 in 32827 against $697,216 in 32832.

Timing split the month in two. Twenty-four closings went under contract within ten days, and another 24 took more than 120 days. Ten of 32832's 53 sales had been on the market longer than six months. Both extremes existed side by side, and which one a given home falls into is mostly a question of price.

What Should You Watch Next?

Whether April holds March's sales volume without further widening the discount is the question this data leaves open.

March delivered the volume: 94 closings, up 25% from a year earlier, with year-to-date sales running about 41% ahead of 2025. What it did not deliver was any improvement in the terms. Days on market and sale-to-original-list ratios both hit five-year March extremes in the same month that sales surged.

That combination usually resolves one of two ways. Either the discounting has done its work and April and May clear inventory at steadier prices, or the volume was bought by the price cuts and each additional month requires another round of them. The contract ratio is the number to watch, and it is currently sending a mixed signal — up year over year in three segments, far below its five-year norm in all four.

Thinking about buying or selling in Lake Nona? A market-wide median is a starting point, not an answer for your street, your price range or your kind of home — and in March those three things pulled hard in different directions. Call/Text David Myers at 407.801.3286, or use the contact form, for the numbers on a specific home or neighborhood.

By David Myers, Broker Associate · Nona Orlando Properties Team at Ziro Realty, LLC · Last reviewed August 11, 2026 · Contact David Myers

How Much Is For Sale, and How Does That Compare?

Lake Nona ended February with about 63% more homes for sale than its five-year February average, and two of the four segments finished at the very top of their plotted five-year range.

387 homes were on the market at month end. The two segments at the end of their range are single-family homes in 32827, at 139, and condos and townhomes in 32832, at 84. The other two came close without reaching it: 32827's attached inventory at 39 against a range top of 41, and 32832's single-family inventory at 122 against 128.

A raw count means little without a baseline, which is what makes the next table the most useful one in the report. It sets each segment against its own five-year February average, so nothing here depends on comparing 32827 with 32832.

Read across the rows rather than down the columns and the month has a clear shape. Every segment is carrying far more inventory than normal and writing far fewer contracts against it than normal. But only one segment is also selling slowly, and only in 32827 are sellers giving up unusual amounts of price. Those are three different problems, and they are not evenly distributed.

What Does the February Data Mean if You're Buying?

Contract activity ran 62% to 89% below its five-year February norm in every Lake Nona segment, so you are competing with far fewer other buyers than usual for a much larger pool of homes.

The contract ratio — pending sales per active listing, which folds demand and supply into one number — is the measure to weight most heavily, because unlike a raw listing count it is unaffected by how much new housing has been built. MarketStats reads a falling ratio as the market moving in the buyer's favour, and in February it was down across the board: 0.30 against a five-year February average of 1.19 for single-family homes in 32827, 0.39 against 1.02 in 32832, and 0.36 against 2.46 and 0.33 against 2.92 in the two attached segments. Even the least depressed of those, 32832 single-family, is 62% below normal.

Where you can expect to convert that into price depends heavily on which segment you are shopping. In 32827, single-family homes closed at an average of 93.7% of their original asking price and condos and townhomes at 91.2%, both at the bottom of their plotted five-year February range. In 32832 the same figures were 96.0% and 97.8% — below their norms, but only slightly. On a home at 32827's $777,000 single-family median, the 2.3-point gap against the five-year norm is about $18,000; on a 32832 condo it is closer to nothing.

Time on market is where February differed most from January. Three of the four segments came back close to their five-year February pace: 75 days for 32827 single-family (3% under the norm), 53 days for 32832 single-family (6% over), 45 days for 32832 attached (12% over). The exception is stark. Condos and townhomes in 32827 averaged 212 days, 126% above their 94-day norm and the slowest February reading in the plotted five-year range. If you are buying an attached home on that side of Lake Nona, the aged inventory is where your leverage sits.

Where to be careful: 7 of the 67 February sales closed at zero days on market and another nine within ten days, so roughly a quarter of the month's activity was effectively over within ten days of listing. Well-priced homes still move. The negotiating room is in the aged inventory, and 32827 holds most of it — 13 of its 38 sales took more than 120 days, against 4 of 29 in 32832.

What Does the February Data Mean if You're Selling?

Sellers brought 113 new listings to market against 67 closings, and all four segments closed below their five-year February sale-to-original-list average.

Start with the arithmetic that drives everything else: 113 new listings against 67 sales. Supply outran demand for the second month running, which is why active inventory stayed near five-year highs even in a month when 32827 closed nearly twice as many homes as it did last February.

The discount comes in two steps, and the second one is the one sellers underestimate. In 32827 the average sold price was 91.3% of the average original list price but 93.8% of the average final list price — so about two and a half points came off the asking price before an offer ever arrived, and the rest came out of negotiation. In 32832 the same pair reads 96.1% and 98.6%: an identical two-and-a-half-point pre-offer cut, on a much smaller total discount. Sellers on both sides are cutting first and negotiating second. The difference is how much is left to negotiate once they have.

If you own a condo or townhome in 32832, your problem is volume rather than price. That segment carried 84 active listings against nine sales — 9.3 months of supply, the deepest in Lake Nona, and an active count at the top of its five-year February range — with 70 of those 84 listings priced between $300,000 and $500,000. Yet the homes that did sell went at 97.8% of their original asking price in 45 days, the best pair of numbers in the market. Getting shown is the hurdle, not getting a fair price once you are.

If you own a condo or townhome in 32827, the reverse applies. Only 39 listings compete with you, but the segment averaged 212 days and 91.2% of original list. That is a pricing problem, not a competition problem.

How Do 32827 and 32832 Compare?

32827 sold well above its normal February volume and conceded unusual amounts of price to do it; 32832 sold well below its normal volume but held close to asking.

32827 covers the Laureate Park side and produced 38 closings at a $690,000 median, averaging 106 days on market and 4.8 months of supply. 32832 covers the Eagle Creek and Storey Park side and produced 29 closings at a $635,000 median, averaging 51 days and 7.1 months of supply.

The rows are ordered by how much weight the change deserves. 32832 single-family is the only comparison in Lake Nona built on twenty sales in both periods, and it is down 10.3%. That is the single most reliable price reading on this page. The 32827 single-family figure rests on 18 sales a year ago, thin but usable. The two attached comparisons rest on 11 and 2 sales respectively; the second is not a comparison at all, which is why no percentage appears for it.

Where the two ZIP codes genuinely diverge is at the top, and there the samples are large enough to trust. Four-or-more-bedroom single-family homes averaged $1,157,164 in 32827, on 19 sales against 13 a year earlier — up about 4%. The same segment in 32832 averaged $838,642 on 19 sales against 11, down about 22%. Two adjacent ZIP codes, the same property type, opposite directions.

Which Price Ranges Were Moving?

The two ZIP codes have their inventory problem at opposite ends: entry-level in 32832, the top of the market in 32827.

Your own price range matters more than the market-wide figure. In 32832, the $300,000 to $500,000 band carried 89 active listings against seven sales — close to thirteen months of supply at February's pace, and the single most crowded stretch of the Lake Nona market. Between $600,000 and $1 million that same ZIP code looks entirely different: 49 listings against 12 sales, roughly four months. Above $1 million it slows again, to 31 listings against three sales.

32827 has the mirror image. Its $1 million and above band held 63 active listings against nine sales, about seven months of supply, while the $400,000 to $500,000 band cleared eight sales against 23 listings, under three months. The high end is where 32827's discounting is concentrated, and it is also where the market is largest — 14 of its 38 February closings were above $800,000.

Lake Nona is a large-home market, and February underlined it. Of the 66 closings with a bedroom count in the source, 40 — 61% — had four or more bedrooms, 22 had three, and four had two or fewer. Bedroom count drives price more than ZIP code does: in 32827 a three-bedroom single-family home averaged $549,500 against $1,157,164 for a four-plus, and in 32832 four-plus single-family homes averaged $838,642. Only one three-bedroom single-family home sold in 32832 all month, so no average is quoted for it here.

Timing followed the same split. About a quarter of February's closings sold within ten days of listing, and another quarter sat more than 120 days. Both extremes existed in the same month, and which one a given home falls into is mostly a question of price.

What Should You Watch Next?

Whether 32827's sale-to-original-list ratios lift off the floor of their five-year range during the spring is the number that matters most.

The near-term direction is already partly written. 32832 wrote 62 new pending sales against 29 closings, with both segments above their five-year February averages — 37 against 34 on the single-family side and 25 against 18 on the attached side. Contracts written in February close in March and April, so February's low closing count looks like timing rather than demand. 32827 runs the other way: 26 new single-family pendings against a five-year February average of 35.

Price is the harder question. Both 32827 segments sit at the bottom of their plotted five-year February range on sale-to-original-list, and that is not a seasonal artifact — it is what happens when inventory has been building for a year and sellers begin meeting the market. If those ratios recover through spring while inventory flattens, February was the trough. If they stay where they are while new listings keep outrunning contracts, the discounting spreads to 32832, where sellers have so far given up very little.

The second thing to watch is narrower: 32827's attached segment at 212 days. It is one of only four Lake Nona segments and it rests on eight sales, so a single month proves nothing. Two more months at that level would.

Thinking about buying or selling in Lake Nona? A market-wide median is a starting point, not an answer for your street, your price range or your kind of home — and this month the four segments point in four different directions. Call/Text David Myers at 407.801.3286, or use the contact form, for the numbers on a specific home or neighborhood.

By David Myers, Broker Associate · Nona Orlando Properties Team at Ziro Realty, LLC · Last reviewed August 11, 2026 · Contact David Myers

How Much Is For Sale, and How Does That Compare?

All four Lake Nona segments ended January with more homes for sale than in any January of the past five years.

379 homes were on the market at month end, about 68% above the five-year January average. But the sharper way to read it is that single-family and attached homes, in both ZIP codes, are each sitting at the top of their own five-year range for this month — not near it, at it.

A raw inventory count means little without a baseline, which is what makes this the most useful table in the report. Every segment is carrying more unsold homes than it normally does in January, and in one case more than twice as many.

What Does the January Data Mean if You're Buying?

You have more homes to choose from than at any January in at least five years, and less competition for each one.

The contract ratio is the clearest measure of that. It counts pending sales per active listing, so it captures demand and supply in a single number, and MarketStats reads a falling ratio as the market moving in the buyer's favour. In January every Lake Nona segment sat far below its own five-year January norm: 65% below in 32827 single-family, 87% below in 32827 condos and townhomes, 81% and 90% below on the 32832 side.

Homes also sat longer — in three of the four segments, longer than in any January of the past five years. Single-family homes in 32827 averaged 96 days against a five-year January average of 62, and condos and townhomes in 32832 averaged 82 days against a norm of 46. This is the measure worth weighting most heavily, because unlike a listing count it is unaffected by how much new housing has been built. A seller three months into a listing is in a different frame of mind than one three weeks in, and January produced a lot of the former.

Where to be careful: 10 of the 68 January sales closed at zero days on market, and another seven within ten days. Those are largely builder transactions and homes that were effectively spoken for before they listed. Well-priced homes still move quickly, and the leverage in this market sits with the aged inventory rather than with everything.

What Does the January Data Mean if You're Selling?

You are competing with roughly 68% more listings than a normal January, and the average seller closed about 5% below their original asking price.

The sale-to-original-list ratio came in at 94.3% in 32827 and 95.2% in 32832 — the average January closing gave up around five cents on the dollar from where it started. Three of the four segments finished below their own five-year January averages on this measure, so the distance between asking and selling is wider than it normally is.

That figure also hides a two-step story. Comparing the average sold price to the average final asking price gives 96.4% in 32827 and 98.1% in 32832 — so roughly two to three points of the total discount came off the asking price before a buyer ever made an offer, and the rest came out of the negotiation. Sellers are cutting first and negotiating second.

New listings tell you what you are up against. Sellers brought 138 new listings to market in January against 68 closings, so supply grew faster than it cleared. That is the arithmetic behind the inventory build, and it does not reverse quickly.

If you own a condo or townhome in 32832, take particular note: that segment is carrying about 110% more active listings than its five-year January average, the largest gap in Lake Nona. More competing inventory means pricing and condition matter more than they would in a thinner market.

How Do 32827 and 32832 Compare?

32827 is the higher-priced, slower-moving side; 32832 sold more homes, more quickly, at a lower median.

One caution before the comparison: the 32827 condo and townhome median rests on just seven sales, and a median drawn from seven homes moves sharply on one unusual transaction. Treat the single-family figures, built on 19 and 26 sales, as the more reliable of the four.

32827 covers the Laureate Park side and produced 26 closings at a $654,995 median, with homes averaging 92 days on market and 6.3 months of supply. 32832 covers the Eagle Creek and Storey Park side and produced 42 closings at a $513,000 median, averaging 74 days and 5.1 months of supply.

Which Price Ranges Were Moving?

The $600,000 to $800,000 range led closings, but the deepest inventory relative to sales sits above $1 million.

Your own price range matters more than the market-wide figure, and the top of the market is where the imbalance is starkest. In 32827, 61 homes were listed above $1 million against five that sold — more than twelve months of supply at January's pace. At the other end, 32832's $400,000 to $500,000 band carried 51 active listings against eight sales.

Lake Nona is a large-home market, and January underlined it: 38 of the 68 closings — 56% — had four or more bedrooms, 26 had three, and only four had two or fewer. Bedroom count drives price more than ZIP code does. In 32827 a three-bedroom single-family home averaged $579,750 while a four-plus averaged $1,413,135; in 32832 the same step ran $466,847 to $803,869.

Timing followed the same pattern. Roughly a quarter of January's closings went under contract within ten days, but another 24% took more than 120 days. Both extremes existed in the same month, and which one a given home falls into is mostly a question of price.

What Should You Watch Next?

Whether the contract ratio recovers toward its five-year norm during the spring is the number that will tell you which way this market turns.

Contract ratios did tick up from December in all four segments — some of that is normal seasonal awakening. The question is whether spring closes the gap to the five-year average or leaves it open. If new listings keep outpacing contracts the way they did in January, inventory keeps building and pricing follows.

Thinking about buying or selling in Lake Nona? A market-wide median is a starting point, not an answer for your street, your price range or your kind of home — and this month's data shows those three things pulling in different directions. Call/Text David Myers at 407.801.3286, or use the contact form, for the numbers on a specific home or neighborhood.