Published October 11, 2026 in Market Update

West Orange County inventory stayed steady even as new listings fell

By Andy Neal

Real estate, Primary market

Thank you for following along. If you own a home in this part of West Orange County, the number below is the one that changes what you should do next.

The Real Estate Data Aggregator counted 4.3 months of supply in ZIP 34786 for the three months ending August 31, 2026. That number did not move from a year ago. The National Association of Realtors put U.S. supply at 4.9 months, the highest level in over ten years. So this market is a little tighter than the country as a whole. That is worth knowing.

Here is what steady supply means for you as a seller. Buyers have real choices. They are not desperate, and they are not scared off. That puts pricing and preparation at the center of every decision you make.

New listings fell, but inventory held

Fewer sellers listed homes, down 5.5% according to the Real Estate Data Aggregator. Yet the number of homes for sale still rose 7.2%. That tells you homes are sitting a little longer before they sell. The Real Estate Data Aggregator shows the median days on market was 51 days, five days longer than the same period last year. Not a dramatic shift, but a real one.

Sales and prices both moved up

The Real Estate Data Aggregator counted 192 homes sold, up 7.3% from a year ago. The median sale price came in at $885,000, up 3.5%. Prices moved in the right direction for sellers. The sale to list ratio of 96.1% means homes sold for just under their asking price on average. That ratio actually improved slightly from a year ago, up 0.3 points.

One small admission: the share of homes that went under contract within two weeks of listing fell to 27.5%, down 3.5 points from last year, according to the Real Estate Data Aggregator. Not every home is moving quickly. The ones that are priced right from the start are doing better.

Rates are adding pressure for buyers

Freddie Mac put the average 30-year fixed rate at 7.40% as of October 8, 2026. The 15-year fixed averaged 6.73%. Rates above 7% limit what buyers can afford. That is part of why pending sales in ZIP 34786 slipped 3.5% from a year ago, according to the Real Estate Data Aggregator. Buyers are still out there, but they are careful.

Nationally, Realtor.com reported that active listings rose 6.7% from a year ago as of October 8, 2026. That is the fastest pace since February. More competition at the national level is another reason to be thoughtful about how you price here.

What this means if you are thinking about selling

Supply is balanced. Prices are up. Sales are up. Those are good signs. But days on market are longer, quick contracts are less common, and rates are keeping some buyers on the sideline. That combination rewards sellers who price carefully and prepare their home well.

The Real Estate Data Aggregator shows only 3.7% of homes in ZIP 34786 sold above list price in the three months ending August 31, 2026. That is down slightly from a year ago. Expecting a bidding war is not a plan right now. A fair price from day one is.

One more thing worth saying: these numbers cover all of ZIP 34786. One street, one subdivision or one price range can read very differently from the ZIP code as a whole. If you want to know what the numbers look like for your specific home, just reach out.