Central Florida · Past 180 Days
$371.8M closed above $2.7M across 86 luxury homes in the past 180 days. A full community-by-community breakdown of median prices, days on market, sold-to-list ratios, and what the data actually says about pricing.
Headline numbers
Market tension signals
By city
Six cities carry the overwhelming majority of Central Florida luxury volume — and each behaves differently on price, pace, and buyer profile.
32827 · 32836 · 32819 · others
Avg
$4.18M
Med
$3.48M
Max
$9.5M
The largest single-city volume — dominated by Lake Nona (9 sales), Cypress Point, and the 32836 corridor near Disney. Lake Nona Golf & Country Club moved 9 homes at a median of $3.6M.
34786
Avg
$3.78M
Med
$3.18M
Max
$11.1M
21 closings in the past 180 days at a median of $3.18M. Isleworth produced the single-largest trade at $11.1M (a 16,257-sqft estate on Lake Louise). Keene's Pointe cleared 5 closings at a tight median DOM of 36 days — the fastest-moving luxury community in the report.
32789
Avg
$4.74M
Med
$4.15M
Max
$13M
The highest average sale price of any city in the report. A $13M trophy on Via Tuscany closed in 4 days. Off-market-heavy market — Virginia Heights, J. Kronenberger Sub, and Thomas M. Henkels Addition each produced multiple trades, typically through long-relationship Winter Park brokers.
32836
Avg
$8.15M
Med
$7.04M
Max
$14M
By far the highest individual price band. 8 closings (Orlando + Golden Oak city addresses combined) at a median of $6.85M. Sold-to-list ratio held at 97.3% — the strongest price protection of any community in the report, despite being the highest-priced tier.
34787
Avg
$2.85M
Med
$2.80M
Max
$3.15M
Entry-luxury tier. Five closings at a tight $2.7M–$3.15M band, largely in master-planned communities. Waterside and Hickory Hammock dominate the inventory.
34756
Avg
$3.98M
Med
$4.45M
Max
$4.50M
Bella Collina closed 4 homes at a median of $4.45M — but at the slowest pace in the report (median DOM 190 days). The newer-construction wave is pricing ahead of current absorption; sellers need to model aggressive pricing or long holding periods.
By community
Nine communities produced three or more luxury closings. Each tells a different story — from the 36-day turnover at Keene's Pointe to the 216-day hold at Cypress Point. Sold-to-list ratio is the fastest way to read what's actually happening: anything above 97% is hot; anything below 90% is a market where sellers are giving up meaningful ground.
Most active luxury community in the region by closings (9 in 180 days). The Lake Nona Estates and Estates 10 new-construction wave is driving volume — most trades sit $3–$4.5M on newer builds. A $6.6M Mayfair Pointe closing came in at 0 days, indicating off-market activity moving in parallel to MLS.
Sold
9
Med
$3.60M
DOM
96
SP/LP
93.8%
The single-highest price protection in the report. Eight trades from $4.3M to $14M, concentrated in Phase 1C (Enchanted Oak Dr), Phase 2B/2C (Mattraw Pl), and Phase 3 (Autumn Mist Ln). Four Seasons Private Residences also traded. Buyers are paying list within $100K.
Sold
8
Med
$6.85M
DOM
127
SP/LP
97.3%
7 closings including the $11.1M Lake Louise Dr trophy — the single-largest non-Disney luxury sale in the report. Faster turnover than Golden Oak or Bella Collina (59-day median DOM). Isleworth Realty (in-house) carried 4 of the 7 listings.
Sold
7
Med
$2.95M
DOM
59
SP/LP
93.6%
The fastest-moving luxury community in the report — 36-day median DOM and 96.5% sold-to-list. Five closings clustered in the $2.8M–$5M band. Buyers are paying close to list and closing quickly; this is a seller's community right now, not a buyer's.
Sold
5
Med
$3.18M
DOM
36
SP/LP
96.5%
Four closings at a median $3.2M. Sold-to-list ratio of 89% is the weakest among the top communities — indicating sellers needed meaningful price corrections. Original asking expectations appear to be running ahead of buyer willingness here.
Sold
4
Med
$3.20M
DOM
80
SP/LP
89.0%
Slowest-moving active luxury community in the report (190-day median DOM). Sellers who price correctly still get 95% of list — but the hold period is real. New construction on Pendio Drive is absorbing more slowly than the 2026 listing wave implies.
Sold
4
Med
$4.45M
DOM
190
SP/LP
94.9%
Three closings in the $2.75M–$3.15M band. Steady gated-community demand but longer sale cycle than Keene's Pointe — median 125 days. Price discipline here matters; sellers holding firm got their ratio.
Sold
3
Med
$3.08M
DOM
125
SP/LP
95.2%
The single hottest micro-market in the report. Three closings, average sold-to-list of 100.3% — the only community in the report where buyers actively paid over ask. Brand-new construction (2025 completion) at the Ritz-Carlton Grande Lakes property. Limited inventory, strong buyer urgency.
Sold
3
Med
$3.20M
DOM
84
SP/LP
100.3%
Toughest market in the report by both DOM (216-day median) and sold-to-list (75.3% — meaning sellers dropped an average of 25% before closing). Includes the $9.5M Point Cypress Dr sale. Older original-construction inventory on Butler Chain is struggling against newer competition.
Sold
3
Med
$4.00M
DOM
216
SP/LP
75.3%
Sold = closings in the past 180 days above $2.7M. Med = median sale price. DOM = median days on market at time of close. SP/LP = average sold-to-list price ratio (green ≥97%, red <90%).
Six things the data actually says
Only 16 of 86 closings (19%) traded at or above list. The average property gave up 5.5% from asking. Sellers who entered the market with aggressive 2022-style pricing have taken meaningful cuts; sellers who priced to current comps closed cleanly. A 94.5% sold-to-list ratio tells us the market is functional — but unforgiving to overpricing.
Keene's Pointe cleared at a 36-day median. Cypress Point took 216 days. Same county, same buyer pool, five times the holding period. The difference is inventory quality (renovated vs. original), pricing discipline, and community absorption rate. Sellers need community-specific pricing strategy, not regional averages.
Active listings show a 32% waterfront premium. Sold data shows only 8%. The gap means waterfront is over-pricing relative to what buyers will actually pay. Sellers of lakefront inventory should model a realistic premium of 8–12%, not the aspirational 30%+ seen in asking prices. Chain frontage still trades stronger than isolated lakes.
Golden Oak's 97.3% sold-to-list is the highest in the report. The $13M Via Tuscany sale in Winter Park closed in 4 days. The $11.1M Isleworth sale closed at 96% of asking. Ultra-HNW buyers move decisively when the property is priced correctly — and the qualified buyer pool at $7M+ is smaller than at $3M, which actually tightens negotiation rather than loosening it.
Winter Park averaged $4.74M per closing — higher than Windermere, Orlando, or any other city except Golden Oak. Trophy streets like Via Tuscany, Green Cove, and the Isle of Sicily corridor produce $6M–$13M trades that close in days, often off-market. Buyers thinking Winter Park is the 'affordable' luxury play are looking at the wrong data.
17 of 86 closings (20%) were 2023-or-newer builds. Buyer appetite for turn-key, move-in-ready luxury is strong — and 2025/2026 new-construction is absorbing more consistently than older inventory requiring renovation. For sellers of 1990s–2000s homes, the competitive pressure from new-build inventory at $1,000+/sqft is real.
Ten most expensive closings
The ten highest closings of the past 180 days span from Disney-property Golden Oak to Winter Park's historic lake streets to Isleworth's Butler Chain trophy lots. DOM ranged from 0 days (off-market trades that closed the day they listed) to 216 days on older original-construction inventory.
| Sold | Address | Community | SqFt | Built | DOM |
|---|---|---|---|---|---|
| $14.0M | 10151 Enchanted Oak Dr | Golden Oak | 10,740 | 2019 | 123 |
| $13.0M | 2203 Via Tuscany | Winter Park | 12,190 | 2002 | 4 |
| $13.0M | 10065 Autumn Mist Ln | Golden Oak | 6,872 | 2022 | 180 |
| $11.1M | 9935 Lake Louise Dr | Windermere / Isleworth | 16,257 | 2012 | 59 |
| $9.5M | 9291 Point Cypress Dr | Orlando / Cypress Point | 14,706 | 1999 | 216 |
| $7.0M | 10107 Mattraw Pl | Golden Oak | 4,244 | 2018 | 42 |
| $6.9M | 10143 Mattraw Pl | Golden Oak | 4,244 | 2016 | 127 |
| $6.7M | 4289 Chuluota Rd | Orlando (East) | 7,521 | 2016 | 48 |
| $6.6M | 9086 Mayfair Pointe Dr | Lake Nona Estates | 8,245 | 2016 | 0 |
| $6.3M | 1308 Green Cove | Winter Park | 6,981 | 1990 | 0 |
Pricing strategy
If you're selling: the 94.5% sold-to-list average is a warning. Properties that priced to current comps closed in 30–60 days at 95%+ of asking. Properties priced on 2022 expectations sat 180+ days and typically gave up 10–25%. A neighborhood-specific pricing strategy is the difference between a 60-day closing and a year-long listing.
If you're buying: the buyer leverage is real in Cypress Point, Reserve at Lake Butler Sound, and older Bella Collina inventory — all trading at 75–90% of list. But in Keene's Pointe and Golden Oak, sellers are holding at 96–97% and buyers who wait will lose their target. Community matters more than market.
Your neighborhood specifically
This report covers the full luxury tier across Central Florida. For a tighter analysis of your exact street or community — with comp-level detail, recent renovations, and what buyers are actually paying on your block — Ryan delivers a custom 30-day report within one business day.
