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January 2026 in One Paragraph
Sixty-eight homes closed through the MLS across Lake Nona's two ZIP codes in January, at a median of $654,995 in 32827 and $513,000 in 32832. The more important number is what did not sell: 379 homes were still on the market at month end, which works out to roughly 5.6 months of supply and is the most inventory this market has carried in any January of the past five years.
Every segment tells the same story. Homes took 43% to 78% longer to sell than their five-year January norms, and contract activity relative to supply ran 65% to 90% below normal. Whatever else January was, it was not a seller's market.
- 68 Closings
- 379 Active Listings
- 5.6 Months of Supply
- 5-Year Inventory High
- 92 & 74 Days Average
- 31% Cash Buyers
| Metric | 32827 | 32832 |
|---|---|---|
| Closed sales | 26 (up from 23 a year earlier) | 42 (up from 17 a year earlier) |
| Median sold price | $654,995 | $513,000 |
| Average sold price | $960,087 | $607,538 |
| Average days on market | 92 | 74 |
| Average sale-to-original-list | 94.3% | 95.2% |
| Active listings at month end | 165 (up 20.4% year over year) | 214 (up 25.2% year over year) |
| Months of supply | 6.3 | 5.1 |
| New listings | 63 | 75 |
| New pendings | 41 | 53 |
| All pendings | 58 | 48 |
| Sold dollar volume | $24,962,249 | $25,516,595 |
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.
| Segment | January 2026 | 5-year January average | Difference | Months of supply |
|---|---|---|---|---|
| 32827 single-family | 126 | 83 | +52% | 6.6 |
| 32827 condo / townhome | 37 | 25 | +48% | 5.3 |
| 32832 single-family | 126 | 74 | +70% | 4.8 |
| 32832 condo / townhome | 88 | 42 | +110% | 5.5 |
One reason not to read the percentages too literally. Lake Nona has added housing quickly over the past five years, so part of that inventory increase is simply more homes existing rather than more homes struggling to sell. The measures that are not affected by how much has been built — months of supply, days on market, and the contract ratio — all point the same direction anyway, which is why they 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 5.6 months in January, with 32827 above the line at 6.3 and 32832 just under at 5.1. For a market that spent several years well below two months, that is the meaningful change.
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.
Worth knowing if you are financing: about 31% of January closings were cash — 21 of 68. Conventional loans covered 35, with FHA and VA at four each. 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: 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.
The number to plan around: average days on market ran 92 in 32827 and 74 in 32832, and both are well above their five-year norms. If you need to be somewhere by a certain date, count backward from roughly 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, 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.
A caution on year-over-year comparisons this month. The 32832 median came in 21% below January 2025, and that figure needs context before anyone reads it as a price collapse. Only 17 homes sold in 32832 in January 2025, which is too small a base for a reliable comparison, and the mix shifted sharply: attached homes went from 3 of 17 sales to 16 of 42. Because attached homes average roughly half what detached homes do, a large part of that decline reflects which homes sold rather than what homes are worth.
Holding the property mix constant at last January's ratio, the average-price decline works out closer to 18% than 27%. Treat single-month year-over-year moves in a market this size as directional at best.
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.
| Price range | Sold, 32827 | Active, 32827 | Sold, 32832 | Active, 32832 |
|---|---|---|---|---|
| Under $300,000 | 0 | 0 | 2 | 10 |
| $300,000 – $399,999 | 1 | 10 | 9 | 31 |
| $400,000 – $499,999 | 6 | 20 | 8 | 51 |
| $500,000 – $599,999 | 2 | 11 | 8 | 38 |
| $600,000 – $799,999 | 9 | 38 | 7 | 40 |
| $800,000 – $999,999 | 3 | 23 | 5 | 16 |
| $1,000,000 and above | 5 | 61 | 3 | 28 |
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.
Lake Nona Market: Frequently Asked Questions
What was the median home price in Lake Nona in January 2026?
It depends which part of Lake Nona and which kind of home. In 32827 the median sold price was $654,995 across all property types, and in 32832 it was $513,000. Broken out further: single-family homes ran a $690,000 median in 32827 and $665,580 in 32832, while condos and townhomes ran $428,990 and $386,250 respectively.
Is Lake Nona a buyer's market or a seller's market in 2026?
January's data points clearly to a buyer's market. Active inventory sat about 68% above the five-year January average, homes took 43% to 78% longer to sell than their five-year norms, and the contract ratio — pending sales per active listing — ran 65% to 90% below its five-year January average in every segment. All four measures point the same direction.
How much inventory is there in Lake Nona right now?
There were 379 active listings at the end of January, 165 in 32827 and 214 in 32832. Against 68 closings that month, this works out to roughly 5.6 months of supply, or 6.3 months in 32827 and 5.1 months in 32832. Six months is the conventional dividing line between a buyer's and a seller's market.
How long does it take to sell a home in Lake Nona?
In January the average was 92 days in 32827 and 74 days in 32832. Every segment sold more slowly than its five-year January norm: single-family homes in 32827 averaged 96 days against a five-year average of 62, and condos and townhomes in 32832 averaged 82 days against a norm of 46.
How much below asking price are Lake Nona homes selling for?
The average January closing came in at 94.3% of the original list price in 32827 and 95.2% in 32832 — roughly 5% below where the seller started. Three of the four segments also came in below their five-year January averages, so the gap between asking and selling is wider than normal.
How many homes sold in Lake Nona in January 2026?
Sixty-eight homes closed: 26 in 32827 and 42 in 32832. That is up from 40 in January 2025, though January is a seasonally quiet month and the year-earlier figure was small enough that percentage comparisons are unreliable.
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 January was almost certainly higher than the 68 counted here, and the resale market is represented more completely than the builder market.
How many Lake Nona buyers pay cash?
About 31% of January closings were cash — 21 of 68. Conventional financing accounted for 35 sales, with FHA and VA loans covering four each. A cash share near a third is worth knowing if you are financing, because a cash offer can outcompete a higher financed one on the same home.
Are condos and townhomes a better value in Lake Nona than single-family homes?
They carry a much lower entry price — a $386,250 median in 32832 and $428,990 in 32827, against roughly $665,000 to $690,000 for single-family homes. But the attached segment is also where inventory has grown fastest: active condo and townhome listings in 32832 ran about 110% above their five-year January average. More choice for a buyer, more competition for a seller.
Where these numbers come from. MarketStats by ShowingTime, Local Market Insight and Detailed Report editions for ZIP codes 32827 and 32832, January 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 January was very likely higher than 68. 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. 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. January is a quiet month, and some segments here rest on very few sales — the 32827 condo and townhome median comes from seven closings. Single-month changes in a market this size are directional at best, and year-over-year percentages built on a small base year can mislead badly.
On "highest in five years." The Local Market Insight reports plot each figure against a five-year range for the same month. Where this report says a segment is at a five-year high or low, it means the January 2026 reading sits at the end of that plotted range.
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.
Market data is subject to revision and individual results vary. This is general market information, not advice on a specific property or transaction.
