Posts with tag 'frank plesko'

The Orlando area market found its footing in 2025. Home values held steady with roughly 1% year‑over‑year growth, and inventory levels between November and December ranged from 11,389 to 12,516 homes - a healthy, sustainable range for our region.

A major stabilizing force continues to be the large number of homeowners with sub‑4% and even sub‑3% mortgages. These owners feel no urgency to move, which keeps inventory from flooding the market. If they did list at typical levels, supply would nearly double and prices would fall sharply. Instead, their reluctance to sell has helped maintain balance and protect home values.

As we enter 2026, mortgage rates are averaging around 6%, but buyers have more flexibility than they may realize. Builders and motivated sellers are frequently offering concessions that allow buyers to negotiate rates below 5% through temporary or perma...

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Over the years, various economic events and factors have caused fluctuations in inventory levels and home values. Significant imbalances between supply (inventory) and buyer demand can take a year or two to fully impact the market.  Our chart tracks these changes from 2001 onwards.

In the early 2000s, low housing inventory led to rising prices.  When inventory bottomed out in 2004, prices saw a sharp increase in 2005.  However, between 2006 and 2008, inventory levels tripled due to the banking crisis, bad loans, and investors offloading properties.  This resulted in a significant decline in prices, bottoming out in 2010.  As inventory decreased again, driven by investor purchases, prices stabilized and began to grow steadily.

From 2019 to 2021, inventory levels hit all-time lows, driving prices up by 35%.  This surge was fueled by historically low interest rates, high investor demand, and increased migration to Florida due to COVID-19 restrictions in other states.  By 2023, inflation led to rising long-term interest rates, slowing buyer demand, and reducing the presence of instant cash buyers.  As of January 2024, the market has become more balanced, though desirable homes still sell quickly.

In 2024, inflation began to stabilize, and the Federal Reserve lowered the federal funds rate. However, mortgage rates remained between 6% and 7% for most of the year, leading to price stabilization due to higher inventory levels and a balanced market.

In 2025, inventory levels remained consistent to 2024 levels, due in part to many potential sellers being "mortgage-locked" into their current homes.  We can thank this rare phenomenon for keeping our inventory levels consistent, otherwise we might start seeing price drops similar to 2008-2010 when inventory levels were double what they are now.  

For 2026, it's my opinion that prices will either stay consistent, or drop as much as much as 2%.  Experts think our prices will grow slowly, at around 1%.  We have shifted from an "even market" to a "buyer's market" in central Florida.  Many sellers are offering closing cost concessions to buyers, in order to sell their homes.  Even the very nicest homes are selling with concessions in early 2026.  Our market is being driven by new buyers to Central Florida and first-time buyers.  Many "upsizing/downsizing" buyers are sitting on their sub-4% and sub-3% mortgages and not entering the market.  These are the "mortgage-locked" buyers that are preventing our inventory levels from exploding, causing a serious price correction.

For assistance with selling your current home and buying your next one, contact Frank Plesko at 407-421-6412.  We look forward to helping you soon!

Article written by Frank Plesko, Watson Realty, compiled from Orlando Regional Realtor Association's Monthly Sales & Inventory Reports, and Frank's market observations.

There's something exciting about stepping into a newer home - and it's not just the fresh paint.  From safety to style, newer homes offer major advantages over older ones.  Let's dive into why upgrading could be a game-changer for your family.

• Safety & Resilience
  Florida's building codes have evolved dramatically since the hurricanes of '92, '04, and '17.  Today's homes are built tough - with impact windows, reinforced roofs, and block construction that stands up to storms.  Older homes often lack these protections, and that can mean higher insurance costs and more risk.
  
  
•  Energy Efficiency
  Newer homes are designed to save you money.  Think better insulation, high-efficiency HVAC systems, and double or triple-pane windows.  Homes built before 2005 often miss the mark here - leading to higher ut...

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When buying a new construction home, many buyers assume that walking into a builder's office and working directly with their salesperson is the easiest path forward.  But easier doesn't always mean better.  Having trusted realtors like Frank and Gloria Plesko on your side can mean the difference between a good experience - and a truly great investment.

The Power of True Representation

Builder salespeople are employees of the builder.  Their goal?  Promote their company's homes, protect their bottom line, and stick closely to company policies.  They don't work for you.

• We do. With 33 years of experience in Central Florida real estate, including extensive work in new construction and resales, we've built a career on advocating for our clients - not builders.
  
  

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On or about August 17^th of this year, the way consumers hire and compensate their individual buying-side and selling-side real estate agents is changing drastically.

Our goal is always to ensure that our selling and buying clients are knowledgeable, and fully prepared to succeed in any type of market environment.  These changes impact both buyers and sellers.

Because of a National Association of Realtors (NAR) settlement with the Dept. of Justice (DOJ), there are big changes coming to how real estate agents operate, and how they are compensated.

Starting on or about August 17^th of this year (exact date TBD), these changes will take effect in Florida:

• Sellers of real property (all types of residential homes, including land) will no longer be obligated to offer compensation to buying-side agents...

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