Pozek Group | April 7, 2026 | Lake Nona New Construction

New Construction Lake Nona 2026: Builder Prices Compared

TL;DR

  • Lake Nona new construction in 2026 ranges from $355,000 (Beazer 55+ condos) to over $1.7 million (Toll Brothers estate homes)
  • Pulte Homes leads the market with three active communities: Estates at Nona Sound ($630K+), Cove at Nona Sound ($423K+), and Beacon Park (opening late 2026)
  • Toll Brothers' Alora brings 125 luxury townhomes from the low $600,000s near Luminary Boulevard
  • David Weekley still sells in Laureate Park with three product lines spanning $545K to $950K
  • HOA fees across Lake Nona communities run $100 to $500 per month, with CDD assessments adding $1,000 to $4,000 annually
  • Orlando approved a…

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Pozek Group | April 6, 2026 | Orlando Real Estate

Average Home Price Orlando FL 2026: Prices by Area

Key Takeaways

  • The Orlando metro median sale price reached $395,000 in March 2026, up 3.8% year over year
  • Single-family homes run about $415,000 to $440,000, while condos average closer to $196,500
  • Price per square foot across the metro sits at roughly $243 to $250, depending on the source
  • Inventory jumped 25% from last year to about 8,200 active listings, giving buyers the most options since 2018
  • Homes now spend an average of 83 days on market, the longest stretch since early 2016
  • Windermere tops the price chart near $995,000, while Downtown Orlando offers entry points around $300,000
  • Mortgage rates in Orlando average…

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Pozek Group | April 3, 2026 | Orlando Gated Communities

Gated Communities in Orlando FL: Fees, Amenities, and Prices Compared

TL;DR

  • Orlando gated community home prices range from under $200K for condos at The Hamptons at MetroWest to $14M+ for lakefront estates in Isleworth
  • Monthly HOA fees span $150 to $1,200+ depending on gate staffing, amenities, and property type
  • Guard-staffed gates add roughly $50 to $150 per month to HOA dues compared to automated-entry communities
  • A Florida Atlantic University study found gated homes command an average $30,000 resale premium over comparable non-gated properties
  • Eight Orlando gated neighborhoods cover every price tier, from starter condos to championship golf estates
  • Reunion…

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Pozek Group | April 3, 2026 | 55+ Communities

55+ Communities in Orlando: Prices, Fees & Amenities Compared

Key Takeaways

  • Orlando's 55+ communities range from $191K at Lakes at Harmony to over $700K at Del Webb Oasis in Winter Garden
  • Monthly costs (HOA + CDD + club fees) run $376 to $653 depending on the community and lot size
  • Solivita in Poinciana is the largest local option at 4,300 acres with 14 heated pools and 17 pickleball courts
  • Del Webb Sunbridge and Twin Lakes in St. Cloud offer the newest construction with 27,000 sq ft clubhouses
  • Gatherings of Lake Nona puts you minutes from Medical City, Orlando's largest healthcare campus
  • CDD fees add $128 to $220 per month on top of HOA dues and are often overlooked by…

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Pozek Group | March 28, 2026 | Moving to Orlando

Moving to Orlando: Real Costs and Honest Advice

TL;DR

  • Orlando's metro population hit 2.96 million in 2025, with the region adding roughly 76,000 new residents in 2024 alone at a 2.7% annual growth rate
  • The median home price across the metro sits at $375,000 as of February 2026, though neighborhoods range from $391,000 in Apopka to $780,000 in Lake Nona
  • Florida has zero state income tax, and Orlando's overall cost of living runs about 4.5% below the national average
  • Long-distance moving costs from the Northeast to Orlando typically land between $2,900 and $6,100 for a three-bedroom home
  • Walt Disney World (80,000 employees), AdventHealth (40,000), and Universal Orlando…

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Pozek Group · March 27, 2026 · Orlando Home Buying Guide

Buying a House in Orlando: Timeline, Costs, and Pitfalls

Key Takeaways

  • The median sale price in Orlando hit $377K in February 2026, down 8.3% year-over-year, giving buyers more room to negotiate than at any point since 2015
  • Most financed purchases close in 30-45 days from accepted offer, but pre-approval delays are the top reason timelines slip past that window
  • Orange County offers up to $70,000 in down payment assistance for qualifying buyers through its forgivable loan program
  • Buyer closing costs in Orange County typically land between 2-3% of the purchase price; on a $377K home, budget $7,500 to $11,300 beyond your down payment
  • Florida contracts include a standard…

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By Ken Pozek · March 26, 2026 · Orlando Neighborhoods

Best Neighborhoods in Orlando: Ranked by Price & Lifestyle

Quick Summary

  • Baldwin Park leads Orlando in year-over-year appreciation at +11.8% with a median price of $878K and a 2.5-mile lake trail system (Redfin, Jan 2026)
  • South Eola and Thornton Park hold Orlando's top walkability ratings at Walk Score 91 and 85, with dining and parks accessible on foot
  • Winter Park's $480K median sale price (Zillow, Jan 2026) offers more value per dollar than most buyers expect given the area's restaurant and arts scene
  • Lake Nona had a 380-acre development district approved by city commissioners in March 2026, signaling continued long-term growth
  • Horizon West delivers new construction…

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Pozek Group | March 25, 2026 | Orlando Neighborhoods

Best Places to Live in Orlando: Ranked by Price and Lifestyle

Key Takeaways

  • Orlando metro population hit 2.94 million in 2024, growing 2.7% year over year, the fastest rate among the 30 largest U.S. metros
  • Median home prices range from $378K in the city core to $750K+ in Windermere and Baldwin Park
  • South Eola scores 91 on Walk Score, the highest in Central Florida, while suburban picks like Winter Garden and Lake Nona offer newer inventory under $600K
  • Horizon West is the new construction epicenter, with builder incentives keeping prices competitive between $400K and $600K
  • Orlando employers added 14,600 healthcare and tourism jobs in 2025, with projected 1.3% employment…

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By Ken PozekPozek Group March 23, 2026 11 min read

Seller Closing Costs in Florida 2026: Fee by Fee

The Short Version

  • Florida sellers typically pay 8% to 9.5% of the sale price in total closing costs, including commissions
  • On a $400,000 Orlando home, that translates to roughly $32,000 to $38,000 out of your proceeds
  • Documentary stamp tax alone runs $2,800 at $0.70 per $100 of sale price
  • Owner's title insurance on a $400K sale is $2,075 (Florida promulgated rate, non-negotiable)
  • Real estate commissions average 5.5% statewide, though post-NAR settlement rules give sellers more flexibility
  • Property tax prorations, HOA payoffs, and municipal lien searches add $500 to $2,000 depending on your community
  • Talk to Pozek Group to…

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By Ken Pozek · Pozek Group · March 20, 2026 · 12 min read

Property Tax Orlando FL 2026: Rates by Neighborhood

Quick Takeaways

  • Orange County combined millage rates range from about 15.5 mills in Windermere to over 19 mills in parts of the City of Orlando, so location determines your bill more than any other factor.
  • A new buyer on a $400,000 home in the City of Orlando with a homestead exemption should budget roughly $6,400 to $6,500 per year for the first year.
  • The homestead exemption removes up to $50,000 (up to $51,411 for 2026 with the inflation adjustment) from your assessed value, saving most homeowners $800 to $1,000 annually.
  • Save Our Homes caps your annual assessed value increase at 3%, which is why long-term owners pay…

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