How to price your Central Florida home correctly in the current market

Price a home too high and it languishes. Price it too low and you leave money on the table. The right price is the one buyers recognize as fair, and the local market decides that. In late 2025 Central Florida shows more inventory and longer days on market, so pricing precision matters more than ever. (Realtor)

How I price homes (no fluff):
• Step 1: Local comps within 90-120 days. I compare similar homes in your micro-neighborhood, not sales across town.
• Step 2: Adjust for condition and upgrades. New roof, pool, or kitchen reno changes the math.
• Step 3: Market velocity checks. If similar houses are taking price cuts, we start conservative. If we see multiple offers or quick sales, we can be aggressive. Realtor and statewide reports show a mixed pattern, so real, recent, local comps win. (Florida Realtors)

A few common seller errors: pricing to “test the market,” ignoring deferred maintenance when setting price, and failing to factor in HOA and insurance trends that buyers will calculate. If someone says “list 30% above comps and lower later,” don’t be that someone. Buyers spot that strategy and it costs time and credibility.

2026 nuance: If mortgage rates ease slightly early in 2026, buyer pool could expand a bit. That means a correctly priced, well-presented home may attract multiple solid offers rather than languish. Don’t gamble on rate miracles; price to the market you see today with an eye toward that small upside. (CBS News)

Want a no-obligation pricing plan for your exact address? I’ll prepare a granular CMA, suggested list price, and staged preparation plan.