Your Orange County FL Living with Brenda Ferrandes

09/18/2026

Orlando Buyers Gain More Choices as Listings Increase
We’re seeing some interesting shifts in the Orlando housing market this August. The median home list price edged down by 1.9%, settling at $415,000. Even with a 5.4% bump in new listings, the number of active homes available still dropped by 2.5%. Meanwhile, price cuts have become more common, now at 23.3%, and homes are taking a bit longer to find their buyers—median days on market is up to 75.

Having navigated many cycles in Central Florida real estate, I always keep a close eye on these market moves. Whether you’re a first-time buyer, planning a major life transition, or considering listing your property, understanding these trends is key to making well-informed decisions. With my background in banking and pricing strategy, I’m committed to helping clients see past the headlines and focus on what really matters for their unique goals.


http://www.brendaferrandes.com/agent-news/brenda-ferrandes/1970079-Orlando-Buyers-Gain-More-Choices-as-Listings-Increase

09/17/2026

Orlando - Most Affordable Homes of August 2026
Every month, I keep a close eye on the most affordable home opportunities in Orlando—and August 2026 has brought some especially accessible listings for those looking to make their move. Here are the top 15 homes on the market right now, all ranging from $100,000 to $112,000:

1. MFRO6437528 — $100,000
2. MFRS5155077 — $100,000
3. MFRO6428890 — $103,000
4. MFRL4963584 — $104,000
5. MFRO6410794 — $105,000
6. MFRS5155511 — $105,000
7. MFRO6430415 — $106,000
8. MFRO6431256 — $109,000
9. MFRO6413655 — $109,900
10. MFRO6381671 — $110,000
11. MFRO6392125 — $110,000
12. MFRO6431160 — $110,000
13. MFRO6434019 — $111,990
14. MFRG5114711 — $112,000
15. MFRO6417946 — $112,000

As someone who has spent nearly a decade helping clients in Central Florida—whether you’re a first-time buyer, navigating a major life change, or just looking for the right fit—I believe finding the right home starts with having a clear view of what’s possible. If you’re exploring your options or have questions about any of these listings, I’m always here to guide you with the same dedication and straightforward approach that’s defined my journey from banking and business ownership to real estate. Let’s keep your goals at the center of every step.

09/16/2026

Orlando - Most Expensive Homes of August 2026
A glimpse into Orlando’s luxury real estate market for August 2026: here are the top 15 most expensive homes currently on the market, with listings ranging from $6.7 million up to an impressive $20 million. Each property on this list—like MFRO6409649 at $20,000,000 and MFRO6320806 at $13,500,000—offers a unique take on high-end living in Central Florida. As someone who’s built a career on helping clients navigate specialized real estate journeys, I’m always fascinated by how these upper-tier listings reflect the possibilities in our region. Whether you’re curious about the prestige market or interested in the nuances of pricing and negotiation at every level, understanding these numbers adds important context to buying or selling in Orlando. With nearly a decade of local experience and advanced certifications, I approach every transaction with the same dedication—no matter the price point.

09/15/2026

Cities with the fastest-growing home prices in the Orlando metro area
Orlando’s housing market continues to shift, with some neighborhoods seeing remarkable gains. Lake Buena Vista stands out this year, posting an 8% rise in home prices and boasting a median value of $6.13M. Lake Hart and Christmas are seeing even more dramatic surges, with increases of 49.9% and 41.4% respectively. Meanwhile, areas like Gotha and Howey in the Hills have experienced slight declines. As someone who’s spent years helping clients understand these market changes—whether you’re navigating a major life transition, buying your first home, or evaluating your investment options—I know just how important local knowledge is. My background in banking and business ownership taught me the value of reading between the lines in each market shift. If you’re curious about how these trends might affect your plans in Central Florida, I’m always happy to share insights tailored to your unique situation.

09/15/2026

Exclusive Luxury Real Estate, Tailored to Your Lifestyle
Personalized service, market expertise, and premium listings for high-value homes and elite buyers.

Personalized service, market expertise, and premium listings for high-value homes and elite buyers.

09/14/2026

Three U.S. Housing Signals for September
September brought a few noteworthy shifts in the U.S. housing market that I’ve been tracking closely. Pending home sales dipped slightly year-over-year, ending an eight-month streak of gains—a sign that higher borrowing costs are slowing buyer activity. We’re also seeing contracts soften compared to last year, homes now averaging 60 days on the market, and mortgage rates climbing from about 6% in late Q1 to the high-6% range in recent weeks.

For buyers, a bit of leverage has returned: the median list price eased to $424,500, nearly 20% of active listings saw price cuts, delistings are down compared to last year, and overall active inventory has edged up by about 4%. Yet, even with these shifts, national inventory remains roughly 11% below typical pre-pandemic levels, underscoring the ongoing housing shortage despite buyer caution.

As someone who specializes in pricing strategies and market analysis, I’m paying close attention to trends in seller delistings and how pricing strategies are evolving. It will be interesting to see if regional differences continue to narrow as both buyers and sellers adapt to firmer borrowing costs. As always, understanding these signals helps you make more informed real estate decisions—especially here in Central Florida.

09/13/2026

Orlando Market Update

09/12/2026

Home Sales Rise in Four Corners, FL This Summer
It’s been an exciting summer for Four Corners, FL—home sales are up nearly 6% compared to last year. As someone who’s spent years analyzing market trends across Central Florida, I always keep an eye on pockets like Four Corners where subtle shifts can mean big opportunities for both buyers and sellers. Whether you’re considering your next move or weighing your options as a first-time buyer or seller, knowing how these numbers reflect broader market momentum is key. Nine years in real estate—and a background in banking—have taught me that staying informed is the first step toward making decisions that serve your long-term goals.


http://www.brendaferrandes.com/agent-news/brenda-ferrandes/1931293-Home-Sales-Rise-in-Four-Corners%2C-FL-This-Summer

09/11/2026

Holden Lakes Sees Surge in Home Sales This Summer
It's been an exciting summer for Holden Lakes—home sales jumped by an impressive 46%. This kind of surge points to exceptionally strong buyer interest in the area. Having spent nearly a decade guiding clients through the Central Florida and Orlando real estate markets, I’ve seen how quickly neighborhoods can transform when demand takes off. Whether you’re a first-time buyer or considering selling, understanding these shifts is key to making confident decisions. My background in both banking and real estate has taught me the value of tracking market momentum, and I'm always watching local trends like this one to help my clients stay ahead.


http://www.brendaferrandes.com/agent-news/brenda-ferrandes/1931103-Holden-Lakes-Sees-Surge-in-Home-Sales-This-Summer

09/10/2026

Florida and the Great Housing Mismatch
As someone who’s called Florida home for most of my life, I see firsthand how our housing market is shifting in ways that aren’t always obvious at a glance. Even with homes on the market, buyers often struggle to find options that truly fit their needs, budgets, or life stages. Our state is becoming a case study in what happens when an aging, owner-heavy market offers homes that the next generation simply can’t—or won’t—buy.

Affordability in Florida is about much more than just the list price. Insurance costs, HOA dues, ongoing maintenance, storm risks, and even the need to rely on a car all play a role in whether a home is genuinely within reach for today’s buyers. Having spent years helping folks through everything from first-time purchases to major life transitions, I know how important it is to have flexible choices—whether that means moving from a larger family home to a townhouse, cottage, or apartment in the same community.

Looking ahead, the real challenge for Florida will be ensuring that future buyers—whether inheriting properties or considering new builds—find the range of options they need in terms of price, size, and location. It’s an issue that affects us all, whether you’re buying, selling, or just thinking about your next step.