Tag: housing-market

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How to Price Your Home Correctly in Today’s Market

Wondering how to price your home correctly in today’s market so it actually sells — without leaving money on the table?

The right price isn’t about guessing or chasing the highest number you see online. It’s about positioning your home strategically so buyers respond quickly and competitively.

Why Pricing Matters More Than Ever Right Now

Today’s buyers are more informed than ever. They’re watching price reductions, tracking days on market, and comparing homes carefully before making a move. If your home is priced too high, it doesn’t just sit — it gets skipped.

When a home misses that initial window of attention, sellers often end up:

  • Reducing the price later
  • Losing negotiating leverage
  • Accepting less than they could have with the right strategy upfront

Correct pricing creates urgency. Incorrect pricing creates doubt.

The Biggest Pricing Mistake Sellers Make

One of the most common mistakes is pricing based on:

  • What a neighbor’s home sold for months ago
  • What you need to net
  • An online estimate that doesn’t reflect current buyer behavior

The market doesn’t price homes emotionally — buyers price homes based on value, condition, and comparison. Your strategy needs to do the same.

How the Right Price Is Actually Determined

Pricing your home correctly is part data, part strategy.

Here’s what truly matters:

1. Recent Comparable Sales

The strongest pricing indicators are homes that:

  • Sold recently (not last year)
  • Are similar in size, layout, and condition
  • Are in your immediate area

Active listings matter too, but sold homes show what buyers are actually willing to pay.

2. Current Competition

Your home doesn’t exist in a vacuum. Buyers will compare it to:

  • Other active listings
  • Homes with recent price reductions
  • Properties offering incentives or updates

Your price should help your home stand out, not blend in.

3. Buyer Behavior Today

In today’s market, buyers are value-conscious. Homes that feel overpriced get less showing activity, which often leads to longer market time and eventual price cuts.

The goal is to price your home where buyers feel confident making a strong offer — not hesitant or skeptical.

Why “Testing the Market” Can Backfire

Many sellers want to “try a higher price and see what happens.” The risk? The first few weeks are when your listing gets the most attention.

If buyers pass early on, they often don’t come back — even after a price reduction. Instead of testing the market, the smarter move is to enter the market aligned with it.

Strategic Pricing Creates Better Outcomes

Homes priced correctly from day one tend to:

  • Attract more qualified buyers
  • Receive stronger offers earlier
  • Spend less time on the market
  • Maintain seller leverage during negotiations

This isn’t about underpricing — it’s about positioning.

How a Local Expert Helps You Price with Confidence

Online tools can’t account for:

  • Condition differences
  • Layout advantages
  • Buyer demand in specific Orlando neighborhoods
  • Subtle shifts happening right now

As a local REALTOR® in Orlando, Florida, Fabiola Meneses helps sellers understand not just what homes sold for — but why they sold for that price and how to use that insight to your advantage.

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What should buyers do before making an offer on a home?

Before you write an offer, you should prepare financially, understand the market, clarify your priorities, and have a clear strategy—so you don’t overpay, hesitate, or lose the home altogether.

Get Fully Pre-Approved (Not Just Pre-Qualified)

One of the biggest mistakes buyers make is assuming pre-qualification is enough. It’s not.

Before making an offer, you should have a full pre-approval in place. This means your income, assets, and credit have already been reviewed, not just estimated. A strong pre-approval:

  • Shows sellers you’re serious
  • Helps you move quickly when the right home comes up
  • Reduces surprises later in the process

Knowing your real numbers upfront allows you to write an offer with confidence instead of hesitation.

Understand the Local Market You’re Buying In

Every market behaves differently—and even within Orlando, conditions can vary by neighborhood, price range, and property type.

Before making an offer, you should understand:

  • How quickly homes are selling
  • Whether sellers are receiving multiple offers
  • What types of terms sellers are responding to right now

This context matters. A strategy that works in one area or price point may not work in another. As a buyer, you don’t just need to like the home—you need to know how to compete for it intelligently.

Clarify Your Must-Haves vs. Nice-to-Haves

It’s easy to get emotional when touring homes. That’s why clarity before making an offer is so important.

Ask yourself:

  • What features are non-negotiable?
  • What can you be flexible on?
  • What would cause you to walk away?

Having these answers ahead of time prevents rushed decisions and post-offer regret. It also helps you act decisively when the right opportunity appears.

Review Comparable Sales Before You Decide on Price

A smart offer is based on data, not just the list price.

Before making an offer, you should review recent comparable sales to understand:

  • What similar homes have actually sold for
  • How this home compares in condition and features
  • Whether the asking price aligns with market value

This step helps you avoid overpaying—and just as importantly, helps you avoid under-offering and losing a home you really want.

Know Your Ideal Offer Terms Ahead of Time

Price is only one part of an offer. Terms matter, too.

Before you submit an offer, you should already know:

  • Your preferred closing timeline
  • Your comfort level with contingencies
  • How flexible you can be if needed

When you know your boundaries in advance, you’re able to move quickly and strategically instead of scrambling to decide under pressure.

Talk Through Strategy Before You Write the Offer

The most successful buyers don’t wing it—they plan.

Before making an offer, it’s important to talk through:

  • Offer price strategy
  • Strengths and weaknesses of the home
  • How competitive the situation may be
  • Possible next steps if negotiations arise

As a Realtor in Orlando, Florida, I help buyers prepare before the offer stage so they feel confident, informed, and ready—not rushed or uncertain.

Final Takeaway

Making an offer is one of the most important moments in the buying process. When you prepare ahead of time—financially, strategically, and mentally—you put yourself in a stronger position to succeed and enjoy the process.

Ready to Make a Smart Offer?

If you’re thinking about buying a home in Orlando and want help preparing before you make an offer, let’s talk.


Schedule a consultation with me, Fabiola Meneses, Realtor in Orlando, Florida, and we’ll build a clear, confident plan together—so you’re ready when the right home comes along.

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Orlando Housing Market Update: Trends Buyers & Sellers Need to Know Before We Enter 2026

What does the Orlando housing market look like as we head toward 2026?

As Orlando approaches 2026, the real estate market is transitioning into a more balanced and strategic phase. As a Realtor in Orlando, Florida, I’m seeing buyers gain breathing room, sellers adjust expectations, and pricing become more stable compared to the rapid shifts of recent years. Buyers are gaining breathing room, sellers are adjusting expectations, and pricing has become more stable compared to the rapid shifts of recent years.

A More Balanced Orlando Market Is Taking Shape

The Orlando housing market is no longer defined by extreme competition or rapid price jumps. Instead, you’re seeing conditions normalize. Inventory has grown, homes are taking longer to sell, and buyers are no longer feeling the same urgency to make snap decisions.

This shift doesn’t signal a weak market — it signals a healthier one. A balanced Orlando market allows both buyers and sellers to make decisions based on strategy rather than pressure.

Pricing Trends Heading Into 2026

Home prices across Orlando have largely stabilized. Rather than dramatic increases, values are holding steady with modest movement depending on property type, location, and condition.

For sellers, this means pricing accurately from the start matters more than ever. Overpricing can lead to longer days on market and potential reductions. For buyers, stable pricing offers confidence that you’re making a purchase based on value rather than fear of missing out.

What Buyers Should Know Right Now

If you’re buying in Orlando heading into 2026, the market is offering more opportunity than it has in years:

  • More available listings mean greater choice
  • Less competition allows for thoughtful decision‑making
  • Negotiations are becoming more common

You’re no longer competing against dozens of offers in most situations, which creates space to focus on long‑term goals instead of short‑term pressure.

What Sellers Need to Do to Succeed

Selling in Orlando as we approach 2026 requires a sharper strategy. Homes that are well‑presented and priced correctly still attract strong interest, but buyers are selective.

Successful sellers are:

  • Pricing based on current market conditions, not past peaks
  • Preparing their homes carefully before listing
  • Being open to negotiation and flexible terms

Positioning matters more than timing alone in today’s Orlando market.

What This Market Means for Orlando Homeowners

Whether you’re considering a move now or planning ahead, understanding these shifts is critical. Orlando’s real estate market is settling into a sustainable rhythm, creating opportunities for buyers to enter confidently and for sellers to plan smartly.

As we move toward 2026, the advantage goes to those who understand the market and act with clarity rather than urgency.

Final Takeaway

As a homeowner, buyer, or seller in Orlando, understanding where the market is heading into 2026 can help you make smarter decisions. Working with a local expert who tracks Orlando real estate trends closely can give you clarity, confidence, and a plan that fits your goals.

The Orlando housing market heading into 2026 is defined by balance, stability, and strategy. Buyers have more leverage than in recent years, and sellers who adapt to today’s conditions can still achieve strong results. Knowing where the market stands — and how to position yourself within it — is the key to making smart real estate decisions in Orlando.

Ready to Talk Strategy?

If you’re thinking about buying or selling in Orlando before we enter 2026, having a local strategy matters. I’m Fabiola Meneses, a Realtor in Orlando, Florida, and I help clients navigate the Orlando housing market with clarity and confidence.

If you want to understand what today’s Orlando real estate market means for your specific situation, let’s talk about next steps and timing that make sense for you.

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Lake Nona Market Update: Investment Insights from Fabiola Meneses, Orlando REALTOR®️

What’s happening in the Lake Nona real estate market — and why does it matter for your investment strategy, according to Fabiola Meneses, REALTOR®️?

The Lake Nona market continues showing long-term strength, and as your trusted real estate resource, Fabiola Meneses, REALTOR®️, I’m sharing the latest trends shaping investment opportunities in this fast-growing Orlando community. While the market has normalized since its peak, the fundamentals remain solid — making this an excellent window for strategic investors.

📈 Current Market Snapshot from Fabiola Meneses, REALTOR®️

As I analyze buyer activity, listing trends, and rental performance across Lake Nona, a few things stand out:

Median listing prices remain strong, showing resilience in a shifting market.

Recent sales activity continues to outperform many surrounding areas.

Days on market have increased slightly, giving you more negotiating room.

Rental demand remains consistently high and supports sustainable investment income.

What’s Driving Demand in Lake Nona?

As Fabiola Meneses, REALTOR®️, I’m often asked why Lake Nona continues to attract investors. Here’s why the momentum holds:

Employment & Innovation: Growth around Medical City fuels consistent buyer and renter activity.

New Construction Variety: Townhomes, condos, single-family homes, and multifamily developments offer diverse entry points for investors.

Lifestyle Amenities: Parks, retail, walkable conveniences, and modern community design help maintain long-term demand.

Why Lake Nona Is an Attractive Investment Market

From my experience guiding investors throughout Orlando, here’s why Lake Nona continues to stand out:

Flexible Entry Points: Investors can choose from an array of property types suited to different goals.

Strong Rental Stability: Steady tenant demand supports long-term cash flow potential.

Growth & Appreciation: Ongoing development and new amenities support value growth over time.

Balanced Market Conditions: With more inventory and steadier pacing than in peak years, investors have more freedom to act strategically.

Key Considerations for Investors

Insights I share regularly with my Lake Nona investors include:

Choose the property type that aligns with your investment strategy.

Review projected rental demand for the specific home or area.

Approach Lake Nona with a long-term mindset — sustainable stability is the region’s strength.

Final Takeaway from Fabiola Meneses, REALTOR®️

Lake Nona continues to be one of Orlando’s most compelling investment markets. With consistent demand, expanding amenities, and strong economic anchors, the long-term outlook remains bright. As your trusted real estate partner, I’m here to help you evaluate opportunities and invest with confidence in the Lake Nona area.

Now is a strategic moment to engage with the Lake Nona market — steady, sustainable growth favors smart, intentional investors.

— Fabiola Meneses, REALTOR®️

If you’d like exclusive insights directly from me, join my email list for updates.

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Why Now Might Be a Good Time to Buy (Especially in Florida)

Should you consider buying a home now, given shifting mortgage rates?

Mortgage rates are projected to fall below 6 % by the end of 2026 — meaning waiting too long could cost you more.

What the Forecast Shows

  • The Fannie Mae Economic & Strategic Research (ESR) Group predicts that mortgage rates will wind down to 6.4 % by late 2025 and around 5.9 % in 2026. (source)
  • As rates fall, Fannie Mae expects new + existing home sales to rise (to ~5.16 million in 2026) and more mortgage originations (up to $2.32 trillion). (source)
  • The share of refinances is expected to increase from ~26 % in 2025 to ~35 % in 2026. (source)

Basically: the forecast suggests a softening in rates over the next 1–2 years, which could reduce monthly payments and expand what buyers can afford.

Why Buying Today Still Makes Sense

Even though lower rates are projected, there are solid reasons to act now:

FactorWhy It MattersWhat You Can Do
Home price trendsIf home values continue rising, the price you wait on today may cost more later—even if rates dipLock in a home now at today’s price
Inflation & costsConstruction, materials, labor and land costs may continue increasingBuying now helps you avoid future cost escalations
Mortgage qualificationYour credit, income, and debt status may be strongest nowGet prequalified while conditions are favorable
Rate timing uncertaintyForecasts are just estimates — rates might not fall as quickly or as far as predictedMove when you’re ready rather than hoping for perfect timing

Tips for Buyers Navigating Today’s Market

  1. Get preapproved now — it gives you a clearer budget and makes offers stronger.
  2. Watch the spread — even if the headline rate is higher, look at what you’re actually paying (APR, fees, etc.).
  3. Negotiate in other areas — seller concessions, closing costs, appraisal gaps — so you reduce your overall out-of-pocket expense.
  4. Be aware of upcoming refi opportunities — if you buy now and rates drop, you might refinance down the line.
  5. Stay flexible with your time horizon — If you plan to hold the home 5+ years, mistiming a small rate differential is less impactful.

Waiting for a perfect rate drop can be risky — home prices may creep up, and your financial position might change. Based on the current forecasts, rates are likely to ease in the next couple of years, but the timing and magnitude aren’t guaranteed. If the fundamentals are in place (stable income, good credit, long-term intent), buying now lets you lock in today’s home price with the option to refinance later.

Want a Custom Buying Strategy?

Would you like me to build you a custom “buying strategy” based on your personal scenario (budget, timeline, Florida market)? Contact me

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Mortgage Rate Trends: A Welcome Shift Sparking Buyer Optimism

Mortgage Rate Trends: A Welcome Shift Sparking Buyer Optimism” — Fabiola Meneses, Orlando Realtor® Wemert Group Realty

What do falling mortgage rates mean for you — and is now a good time to make a move?

After months of market uncertainty, recent mortgage rate trends are offering a breath of fresh air. With rates beginning to ease as we enter fall 2025, many buyers are re-engaging with the idea of homeownership — and that’s a shift worth watching.

Why Mortgage Rates Are Dropping

Mortgage rates have been persistently high due to inflation and ongoing Federal Reserve policy efforts. But as inflation shows signs of cooling and economic indicators stabilize, lenders are adjusting accordingly.

This September, average rates on 30-year fixed mortgages have started to tick downward — a sign that the pressure may be lifting for buyers who’ve been sidelined.

What This Means If You’re Buying

Lower mortgage rates can translate into:

  • Smaller monthly payments
  • Increased purchasing power
  • More inventory options as sellers re-enter the market

For many Orlando buyers, this may be the window you’ve been waiting for — especially if you’ve been watching from the sidelines while rates hovered near 7% or higher.

But here’s the key: the market is still competitive. Inventory is rising slightly, but Orlando remains a high-demand area. The most prepared buyers — those with pre-approvals and clear goals — are the ones positioned to win.

What This Means If You’re Selling

Easing rates don’t just help buyers. As financing becomes more affordable, buyer demand could rise — which can work in your favor if you’re selling.

That said, pricing matters more than ever. Buyers are savvy, and properties that are listed strategically (not just ambitiously) are the ones that see strong activity.

If you’re considering listing your Orlando home, this shift in mortgage rates could mean more qualified buyers ready to make serious offers.

The Bottom Line

Mortgage rate trends are finally moving in a more favorable direction — and that’s boosting confidence across the market. Whether you’re buying or selling, staying informed and prepared is essential.

I’m here to help you navigate these changes so you can make smart, timely decisions.

Let’s Talk About Your Next Move

Ready to explore your options in the Orlando market? Schedule a call with me today and let’s build a plan tailored to your goals.

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How to Choose the Right Listing Agent to Sell Your Home in Orlando in 2025

What’s the smartest way to choose a listing agent when selling your home in Orlando in 2025?

Start by focusing on local expertise, communication style, and a proven marketing strategy. The right agent doesn’t just list your property—they position it to sell quickly and at top dollar.

Why the Right Listing Agent Matters More Than Ever

The Orlando real estate market is evolving. Interest rates, buyer expectations, and shifting inventory trends mean that selling a home in Orlando in 2025 requires more than just a sign in the yard.

Your listing agent is your strategist, negotiator, and marketing partner. Choosing wisely can make the difference between a smooth sale and a frustrating experience.

Look for Deep Local Knowledge

You want an agent who lives and breathes Orlando real estate. That means they understand the nuances of different neighborhoods—from Lake Nona and Winter Park to College Park and Horizon West. They should be able to speak to recent market shifts, buyer behavior, and what makes your area desirable.

Ask:

  • How long have you worked in the Orlando market?
  • What’s your experience with homes in this price point or neighborhood?
  • Can you share recent comps and trends in my area?

Prioritize Marketing Strategy, Not Just Listing Services

A strong listing agent brings more than MLS access. You’re looking for a full-service marketing pro who will present your home in the best possible light to today’s buyers.

Key things to ask:

  • What kind of photography, video, or virtual tours do you use?
  • How do you promote listings on social media?
  • Do you use email marketing or paid ads to attract buyers?

In 2025, living in Orlando continues to attract out-of-state buyers—your agent needs to market beyond your zip code.

Evaluate Their Communication Style

Selling your home is a major life event. You deserve an agent who’s accessible, clear, and proactive. During the listing process, communication delays or misunderstandings can cost you time and money.

Before you commit, pay attention to:

  • How quickly they respond to your inquiries
  • Whether they explain things clearly
  • How they handle expectations and timelines

Check Their Track Record and Reviews

Look for an agent with a strong history of successful sales. They should be able to show you:

  • Recently sold homes (especially similar to yours)
  • Client testimonials or reviews
  • Their average days on market and list-to-sale price ratios

And don’t hesitate to ask for references. Talking to past sellers can give you valuable insight into how the agent works under pressure.

Make Sure They Fit You

You’ll be in close contact with your listing agent throughout the process. Make sure you feel heard, respected, and supported. Trust your gut—chemistry matters.

Even the best agent isn’t right for everyone. You want someone who aligns with your values and goals for the sale.

Final Takeaway

When it comes to selling a home in Orlando, choosing the right listing agent is the first—and most important—step. Focus on local expertise, a proven marketing approach, and a strong communication style. With the right agent by your side, you’ll set yourself up for a smooth, successful sale in 2025.

Ready to Talk About Selling Your Orlando Home?

I’m Fabiola Meneses, an Orlando REALTOR® who helps sellers navigate today’s market with clarity and confidence. If you’re thinking about listing your home, let’s schedule a quick call to talk strategy and next steps—no pressure, just good advice.

Fabiola Meneses

Wemert Group Realty Orlando

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Is Now a Good Time to Buy in Orlando?

Absolutely—and here’s why late summer 2025 may be one of your best opportunities yet.

Here’s a quick snapshot: Orlando’s housing market is stabilizing—with more inventory and steady prices—giving buyers more negotiating power. If you’re ready financially, now may be your moment to act with confidence.

What’s Driving the Orlando Market Right Now?

1. More Homes on the Market = Better Choices

As of late June 2025, active listings jumped 35% over last year, totaling around 11,000 homes—a level not seen since 2011 (ramseysolutions.com, wftv.com). Another report shows inventory nearly 42% higher year-over-year (snapsold.com). The Orlando Regional REALTOR® Association confirms this summer’s inventory is the highest in over a decade (orlandorealtors.org).

2. Prices Are Holding Steady, Not Rising

Median home prices are hovering in the $390K–$450K range. One source places Orlando around $450,000 (snapsold.com), while another puts it closer to $404,000, a slight dip of 0.4% from last year (rocket.com). Bottom line: there’s no automated jump in cost if you decide to buy now.

3. Improved Negotiation Leverage

Homes are staying listed for longer—51 days on average, up from 29 days a year ago (rocket.com). This extra time gives you leverage to negotiate price, repairs, or incentives. As one local outline notes: “If you’re buying, pay attention to builder incentives, negotiate hard, and watch interest rates.” (jaredjones.com)

4. Late Summer Timing Offers Added Practicality

Late summer brings perks: movers tend to be more available, the weather’s still warm, and you can settle in before fall arrives. As one blog puts it: “Revisit homes still on the market from earlier this summer. Have your pre-approval ready to go… ask about seller flexibility—some may be eager to close quickly before fall.” (orlandomom.com)

Smart Moves for Orlando Buyers Right Now

TipWhy It Works
Get pre-approved before lookingShows sellers you’re serious and gives you a ballpark on what you can afford (orlandomom.com)
Revisit long-listed homesThese may be more negotiable or have just dropped in price
Negotiate builder incentivesIf you’re looking at new construction, ask for perks like closing help or upgrades (jaredjones.com)
Prioritize financing stabilityRates may edge lower, but better to buy when you’re financially ready, not waiting for a perfect rate (ramseysolutions.com)
Start planning now, move before fall rushSmooths the transition and puts you in your home before seasonal slowdown sets in

Quick Recap: Why Now Makes Sense

  • Abundant listings give you room to shop and compare
  • Stable pricing means you won’t face an overheated market
  • Negotiation power is stronger than in previous years
  • Late summer is logistically smart for moving and closing fast

As one expert sums up the Florida picture: “Increasing inventory and decreasing prices should give buyers a pretty good boost.” (snapsold.com, ramseysolutions.com, searchflamls.com, orlandomom.com, ramseysolutions.com)

What to Do Next

  1. Get pre-approved so you can move fast when you find “the one.”
  2. Focus on listings that fit your budget—and give these homes a second look if they’ve lingered on the market.
  3. Work with a local agent who can advise on timing, incentives, and competitive offers.
  4. Make your move before September—logistics are smoother, and you’ll be settled ahead of the fall slowdown.

Ready to Stay in the Know?

To get hyper-local updates, market insights, and exclusive opportunities delivered straight to your inbox—join my mailing list today below! You’ll get timely advice tailored to Orlando’s evolving market, and be first in line for listings worth your attention.

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