Published September 28, 2026 in Market Update

Downtown Orlando Condos has less inventory, but demand is split by part of the market

By Marlon Persaud

Real estate, Downtown Orlando Condos

The biggest thing to know right now: Downtown Orlando Condos is not one market. It is two, sitting side by side. The Real Estate Data Aggregator counted 239 homes for sale across ZIPs 32801 and 32803 combined in the three months ending July 31, 2026. That is down 10.8% from a year before. Fewer choices sounds like seller leverage. But one ZIP has plenty of it, and the other does not.

The split: 2.9 months versus 7.6 months

Months of supply is the clearest way to see which side has the power. The Real Estate Data Aggregator put ZIP 32803 at 2.9 months for the three months ending July 31, 2026. That is tight. ZIP 32801 sat at 7.6 months for the same period. That is loose. The National Association of Realtors put the national figure at 4.9 months in 2026. So 32803 is well below that, and 32801 is well above it.

So what does that mean for you? In 32803, sellers have more room to hold their price. In 32801, buyers have more room to ask for one.

Speed tells the same story

The Real Estate Data Aggregator found that 46% of homes in ZIP 32803 went under contract within two weeks of listing in the three months ending July 31, 2026. That share rose 9 points from a year before. In ZIP 32801, 31.8% did the same, though that share rose 17.7 points year over year. Not every home in either ZIP moves fast, but 32803 moves faster.

Days on market back this up. The Real Estate Data Aggregator put the median at 40 days in ZIP 32803 for the three months ending July 31, 2026, unchanged from a year before. ZIP 32801 sat at 53 days, though that was 15 days shorter than the same period in 2025. Both ZIPs improved or held steady on speed, but 32803 still sells faster.

Prices moved in opposite directions

The Real Estate Data Aggregator put the median sale price in ZIP 32803 at $496,250 for the three months ending July 31, 2026. That was down 17.3% from a year before. In ZIP 32801, the median was $382,500, up 27.5% from the same period in 2025. Price swings that big can come from the mix of homes that sold, not just from the market moving. Redfin reported that Orlando home prices rose 0.7% month over month as of September 22, 2026, which fits with a market that is still moving, not falling. For context, Realtor.com put the median list price for the broader Orlando-Kissimmee-Sanford metro area at $415,000 in August 2026. Both ZIPs here are trading below that metro-wide figure.

Overall, the market sold slightly fewer homes

The Real Estate Data Aggregator counted 171 homes sold across both ZIPs in the three months ending July 31, 2026. That was down 1.7% from a year before. New listings across both ZIPs fell 1.8% to 216. Pending sales dropped 18.4% to 168. The National Association of Realtors also noted that existing-home sales nationally fell 2.0% in August 2026 from the month before, though they were up 1.6% year to date through the first eight months of 2026. So some softness in pending sales here fits a wider national pattern.

What this means for buyers and sellers

If you are selling in ZIP 32803, nearly half of homes are going under contract in two weeks. Pricing right still matters. The sale-to-list ratio was 97.6%, per the Real Estate Data Aggregator, meaning sellers gave back a little. If you are selling in ZIP 32801, 7.6 months of supply means buyers have options. That is not a reason to panic, but it is a reason to price carefully from the start.

If you are buying in 32803, moving quickly matters. If you are buying in 32801, you have more time and more room to negotiate. The Real Estate Data Aggregator showed the average sale came in at 97.8% of list price in 32801, up 2.4 points from a year before. So sellers are getting closer to their ask than they were, even in the slower ZIP.

One more angle worth watching: renting versus owning. Realtor.com reported that the median asking rent in the Orlando-Kissimmee-Sanford metro area was $1,672 in August 2026, down 1.5% from a year before. Rents slipping while condo prices in 32801 rose 27.5% is a tension some buyers will feel. It is worth knowing which side of that math you are on.

One more note: these are ZIP-level numbers for the three months ending July 31, 2026. One block or one building can read very differently from the whole ZIP. A condo on one street may move faster or slower than the average here.