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April 2026 in One Paragraph
One hundred homes closed through the MLS across Lake Nona's two ZIP codes in April, at a median of $775,000 in 32827 and $571,500 in 32832. Both ZIP-wide medians were higher than a year earlier, and both ZIP codes finished under six months of supply. On the headline numbers, April looks like a market that steadied.
The measure that did not steady is what sellers gave up. Three of the four segments — single-family homes in both ZIP codes, and condos and townhomes in 32832 — recorded a sale-to-original-list ratio sitting at the bottom of their plotted five-year April range. Volume came back. It came back at a discount.
- 100 Closings
- 418 Active Listings
- 4.2 Months of Supply
- 3 of 4 at 5-Year Discount Low
- 67 & 87 Days Average
- 26% Cash Buyers
| Metric | 32827 | 32832 |
|---|---|---|
| Closed sales | 40 (up from 37 a year earlier) | 60 (up from 53 a year earlier) |
| Median sold price | $775,000 | $571,500 |
| Average sold price | $961,889 | $697,974 |
| Average days on market | 67 (down from 89) | 87 (up from 51) |
| Average sale-to-original-list | 94.2% | 92.8% |
| Active listings at month end | 213 (up 7.6% year over year) | 205 (down 4.7% year over year) |
| Months of supply | 5.3 | 3.4 |
| New listings | 79 | 78 |
| New pendings | 45 | 76 |
| All pendings | 69 | 93 |
| Sold dollar volume | $38,475,564 | $41,878,431 |
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.
| Segment | April 2026 | 5-year April average | Difference | Months of supply |
|---|---|---|---|---|
| 32827 single-family | 162 | 108 | +50% | 5.6 |
| 32827 condo / townhome | 47 | 33 | +42% | 4.3 |
| 32832 single-family | 116 | 86 | +35% | 2.7 |
| 32832 condo / townhome | 89 | 46 | +93% | 5.2 |
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.
One reason not to read the percentages too literally. Lake Nona has added housing quickly over the past five years, so part of any inventory increase is simply more homes existing rather than more homes struggling to sell. That caveat applies with less force this month than usual: if growth alone explained the gap, new listings and closings would be running well above their five-year norms too, and they are not. Still, months of supply, days on market and the contract ratio are the measures unaffected by how much has been built, and those carry the argument here rather than the raw counts.
Six months of supply is the conventional line between a buyer's and a seller's market. Lake Nona sat at roughly 4.2 months in April — 5.3 in 32827 and 3.4 in 32832 — so on supply alone both ZIP codes fell on the seller's side of the line, and single-family homes in 32832 at 2.7 months are the tightest segment in the area. Hold that thought against the pricing data in the next two sections, because the two are not saying the same thing.
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.
| Segment | April 2026 | 5-year April average | Bottom of 5-year range |
|---|---|---|---|
| 32827 single-family | 93.7% | 97.0% | 93.7% — at the floor |
| 32827 condo / townhome | 95.3% | 96.4% | 93.0% |
| 32832 single-family | 94.2% | 98.1% | 94.2% — at the floor |
| 32832 condo / townhome | 89.2% | 97.2% | 89.2% — at the floor |
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.
Worth knowing if you are financing: about 26% of April closings were cash — 26 of 100. Conventional loans covered 60, VA eight and FHA five. On a home that draws multiple offers, a cash buyer can beat a higher financed offer, so the strength of your financing matters as much as your number.
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.
The number to plan around: average days on market ran 67 in 32827 and 87 in 32832, and the two moved in opposite directions — 32827 was 25% faster than April 2025, while 32832 was 71% slower. Both still ran above their five-year April norms. If you need to be somewhere by a certain date, count backward from roughly two to three months plus closing time, then price for the market described above rather than the one from two years ago.
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.
A caution on the 32832 attached median. The condo and townhome median in 32832 came in at $345,000, 13.3% below April 2025, and that figure needs context before anyone reads it as a price collapse. The mix of what sold changed sharply: in April 2025, 16 of the 19 attached closings were three-bedroom units, while in April 2026 only nine of 17 were, and six had two bedrooms or fewer against two a year earlier. Those smaller units averaged $250,167. A large part of the decline reflects which attached homes sold rather than what attached homes are worth.
The segment did weaken on its own terms too — 89.2% of original list is the bottom of its plotted five-year April range, and 96 days on market is the top. Both things are true; they should not be added together.
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.
| Price range | Sold, 32827 | Active, 32827 | Sold, 32832 | Active, 32832 |
|---|---|---|---|---|
| Under $300,000 | 0 | 0 | 7 | 5 |
| $300,000 – $399,999 | 3 | 13 | 5 | 36 |
| $400,000 – $499,999 | 5 | 27 | 12 | 52 |
| $500,000 – $599,999 | 3 | 13 | 11 | 35 |
| $600,000 – $799,999 | 9 | 45 | 12 | 34 |
| $800,000 – $999,999 | 10 | 39 | 4 | 11 |
| $1,000,000 and above | 10 | 72 | 9 | 32 |
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.
Lake Nona Market: Frequently Asked Questions
What was the median home price in Lake Nona in April 2026?
It depends which part of Lake Nona and which kind of home. In 32827 the median sold price was $775,000 across all property types, and in 32832 it was $571,500. Broken out further: single-family homes ran a $900,000 median in 32827 and $649,715 in 32832, while condos and townhomes ran $460,000 and $345,000 respectively. Both ZIP-wide medians were higher than a year earlier.
Is Lake Nona a buyer's market or a seller's market in 2026?
April's data splits, which is different from earlier in the year. On supply alone Lake Nona looks balanced to tight: 4.2 months across both ZIP codes, and only 2.7 months for single-family homes in 32832. On price it looks like a buyer's market: three of the four segments recorded a sale-to-original-list ratio at the bottom of their plotted five-year April range, and contract ratios ran 51% to 81% below their five-year April averages. Buyers are not winning on choice so much as on price.
How much inventory is there in Lake Nona right now?
There were 418 active listings at the end of April, 213 in 32827 and 205 in 32832. Against 100 closings that month, this works out to roughly 4.2 months of supply, or 5.3 months in 32827 and 3.4 months in 32832. Six months is the conventional dividing line between a buyer's and a seller's market, so both ZIP codes sat under it.
How long does it take to sell a home in Lake Nona?
In April the average was 67 days in 32827 and 87 days in 32832, and the two ZIP codes moved in opposite directions: 32827 was 25% faster than a year earlier while 32832 was 71% slower. Every segment still ran above its five-year April norm. Single-family homes in 32832 averaged 83 days against a five-year average of 42, and condos and townhomes there averaged 96 days against a norm of 44.
How much below asking price are Lake Nona homes selling for?
The average April closing came in at 94.2% of the original list price in 32827 and 92.8% in 32832 — roughly 6% to 7% below where the seller started. Three of the four segments sat at the bottom of their plotted five-year April range on this measure, including single-family homes in both ZIP codes. This is the weakest part of the April data for sellers.
How many homes sold in Lake Nona in April 2026?
One hundred homes closed: 40 in 32827 and 60 in 32832, up from 37 and 53 a year earlier. Across the four segments that is close to the five-year April average of about 97 closings, so sales volume was normal even though inventory was not.
Does this report include new construction sales?
Only the new construction that was reported through the MLS. Builders frequently sell directly from a sales office without ever listing the home, and those closings do not appear in this data. Lake Nona is one of the most active new-construction markets in Orlando, so the true number of homes sold in April was almost certainly higher than the 100 counted here, and the resale market is represented more completely than the builder market.
How many Lake Nona buyers pay cash?
About 26% of April closings were cash — 26 of 100. Conventional financing accounted for 60 sales, with VA loans covering eight and FHA five. A cash share near a quarter is worth knowing if you are financing, because a cash offer can outcompete a higher financed one on the same home.
Why did the median condo and townhome price in 32832 fall 13% year over year?
Mostly because different homes sold. In April 2025, 16 of the 19 attached closings in 32832 were three-bedroom units. In April 2026, only nine of 17 were, and six had two bedrooms or fewer against two a year earlier. Those smaller units averaged $250,167. The segment did weaken on its own terms as well — its sale-to-original-list ratio of 89.2% sits at the bottom of the plotted five-year April range — but the mix change and the price change should not be added together.
Where these numbers come from. MarketStats by ShowingTime, Local Market Insight and Detailed Report editions for ZIP codes 32827 and 32832, April 2026. Data source: Stellar MLS. Statistics calculated July 7, 2026.
New construction is under-counted. Builders often sell directly from a sales office without listing the home on the MLS, and those closings never enter this data. Lake Nona is one of the most active new-construction markets in the region, so the real number of homes sold in April was very likely higher than 100. That matters most for months of supply, which divides listings by sales: if sales are under-counted, the supply figure reads higher than the true one. It also inflates the cash share, because builder buyers skew toward financing. The resale market is represented far more completely here than the builder market.
ZIP codes are not neighborhood boundaries. 32827 and 32832 are the closest available proxy for the Lake Nona area, but each covers ground that residents would not call Lake Nona, and no ZIP boundary lines up with a neighborhood. For what a specific community is doing, a neighborhood-level look will beat a ZIP-level one every time.
Small samples move a lot. The thinnest segment this month is the 32827 condo and townhome group, whose median rests on 11 closings; the 32832 attached segment rests on 17. Single-month changes in a market this size are directional at best, and a median built on a dozen sales can move several percent on one unusual transaction.
On "the bottom of the five-year range." The Local Market Insight reports plot each figure against a five-year range for the same month. Where this report says a segment sits at the top or bottom of that range, it means the April 2026 reading sits at the end of the plotted range for April.
Two definitions worth knowing. Days on market and the sale-to-original-list ratio are reported here as averages, which is how the source publishes them; a small number of long-listed or deeply discounted homes pulls an average further than it would a median. The contract ratio is pending sales divided by active listings, so a falling ratio means contract activity is shrinking relative to supply.
On combining the two ZIP codes. Counts such as closings, active listings and months of supply are added across ZIP codes. Median prices are not, because a median of two medians is not a median — those are reported separately throughout, which is also the more useful comparison given how differently the two areas priced this month. Active-listing totals differ slightly between the two reports: the Detailed Report counts 213 and 205 for the ZIP codes, while the two Local Market Insight segments in each sum to 209 and 205, because the segment view excludes property types outside single-family and condo/townhome. ZIP-level figures here use the Detailed Report; segment comparisons use the Local Market Insight.
Market data is subject to revision and individual results vary. This is general market information, not advice on a specific property or transaction.
