Should I Buy a Home Now or Wait? Orlando 2026 Calculator

Should I Buy a Home Now or Wait? Orlando 2026 Calculator | RealtorStephens.com

Free Orlando Home Buyer Tool — Updated March 2026

Should I Buy a Home Now or Wait?
See the Real Numbers.

Most people guess. This calculator shows you exactly what buying now vs. waiting 12 months costs — down to the dollar — based on actual Central Florida market data.

$385,000Orlando median price
6.16%March 2026 avg rate
5.09 moMonths of supply
+25%Sales surge Feb → Mar

The question every Central Florida buyer is asking right now

Rates went up. Rates came down. Then they went back up. Home prices haven’t crashed. And every month you wait, you’re paying rent that builds someone else’s equity.

But “just buy now” isn’t advice — it’s a bumper sticker. The real answer depends on your rent, your target price, and what you actually believe rates will do over the next year.

That’s exactly what this calculator shows you. Plug in your numbers. Get a personalized recommendation — not a generic one.

I built this tool because I’ve spent 24 years in Central Florida real estate watching good buyers make expensive decisions based on fear, not math. The math doesn’t always say “buy now.” But it always says something. Let’s find out what it says for you.

— Stacy Ann Stephens, REALTOR® & Mortgage Broker

Why this calculator is different

March 2026 Orlando data baked in. Median price, current rates, months of supply — all pulled from the latest ORRA State of the Market report.

It calculates what waiting actually costs. Rent paid, price appreciation, equity missed — not just payment differences.

It tells you when waiting IS smarter. If the future rate scenario you pick genuinely favors waiting, the verdict flips. No spin.

Built by someone who handles both sides. I’m a licensed Realtor and licensed Mortgage Broker — I can run your real numbers, not just estimates.

Stacy Ann Stephens REALTOR® · Keller Williams Realty Winter Park
Mortgage Broker · NMLS #1933745
Jhenesis Mortgage NMLS #2532705
One Agent. One Lender.

Run Your Numbers

Defaults set to March 2026 Orlando actuals. Adjust any input — results update instantly.

All four inputs below affect your result. Change the sliders to model different rate and appreciation scenarios.

5.5%
5.0%6.0%7.0%
3.0%
0%5%10%

Monthly payment comparison

Buy now — monthly P&I

—

at current rate

Buy in 12 months — monthly P&I

—

at expected future rate

If you buy now — 12-month equity position

Principal paid down

—

equity from loan paydown

Appreciation gain

—

based on your inputs

Total equity built

—

in your first 12 months

If you wait 12 months — the real cost

Rent paid (gone — builds no equity)—
Equity you would have built if you bought now—
Home price increase — you pay more later—

Calculating…

Want to run your real numbers with a real lender? These are estimates. Your actual rate, payment, and loan options depend on your credit, income, and loan type. I’ll give you the full picture — free, no pressure.
Call Stacy — 407-630-9766

Estimates only. Not a loan commitment or financial advice. Actual rates and payments vary. Results are for educational purposes.  |  Stacy Ann Stephens | REALTOR® | Mortgage Broker NMLS #1933745 | Jhenesis Mortgage NMLS #2532705

What the Orlando Market Is Actually Doing Right Now

The calculator uses your inputs — but here’s the real-world context behind the defaults, pulled directly from the March 2026 Orlando Regional REALTOR® Association State of the Market report.

$385,000

Median home price — March 2026

Virtually flat year-over-year (-0.1%). Up 2.7% from February. Prices are stable, not crashing.

6.16%

Average mortgage rate — March 2026

Up from 5.88% in February. Still 5.9% below March 2025’s 6.55%. The rate environment has improved year-over-year.

5.09 mo

Months of supply — March 2026

Down 19.8% from February’s 6.34. Inventory is tightening fast — a seller-friendly signal most buyers aren’t seeing.

What’s pushing buyers off the fence

Home sales in Orlando jumped 25% from February to March 2026 — 1,888 closings to 2,360. That’s not a frenzy. That’s pent-up demand that built during winter and released when the calendar turned.

Many of those buyers locked in during the brief window when rates dipped to 5.88% in February. That window has narrowed. What’s coming next are buyers who’ve accepted that rates may not hit 5% anytime soon — and they’re making their move anyway.

New listings are down 11.4% year-over-year. The “rate lock-in” effect is real: homeowners sitting on 3-4% mortgages from 2020-2022 don’t want to trade up into a 6%+ loan. That’s keeping supply artificially low — which protects sellers and limits buyer choices.

What savvy buyers and investors are watching

565 homes came back on market in March after falling out of contract. These are motivated sellers who’ve already been through the process once. For buyers with financing in place — especially non-traditional financing like DSCR or non-QM — this is an underutilized opportunity.

Distressed sales (bank-owned and short sales) rose 27.3% in March. Still only 1.2% of all sales — we are not in foreclosure territory — but it’s a trend worth watching, especially for investors hunting below-market deals.

The condo and townhome segment is softening relative to single-family homes. For investors, that’s where the negotiating room lives right now in the Central Florida market.

This Calculator Is Built For You If…

Orlando’s market looks different depending on where you sit. Here’s how to read your results.

First-time buyers

You’re comparing rent to a mortgage and trying to figure out if you can actually afford it. Set your real rent, the home price you’re targeting, and your realistic down payment. The calculator shows you the exact crossover point.

FHA loans, down payment assistance, and rate buydowns are all tools we can use to structure your entry. →

Move-up buyers & relocators

You own but you’re wondering if selling and buying in this environment makes sense. Adjust the appreciation slider to see what your next home could cost you in 12 months if you wait — and what equity you’d be building in the meantime.

As your Realtor and mortgage broker, I handle both your sale and your next purchase in one conversation. →

Investors & DSCR buyers

You’re evaluating whether a Central Florida rental property pencils out now versus in a year. Use the appreciation slider conservatively (2-3%) and focus on the equity-built figure — that’s your net position regardless of rate movement.

DSCR loans qualify on rental income, not your tax return. Let’s run your property numbers. →

Foreign nationals & ITIN buyers

You may be wondering if you even qualify. The short answer is yes — with the right loan program. ITIN mortgages and foreign national loans are available for Central Florida buyers. Plug in your numbers and then let’s talk about which program fits.

You don’t need a Social Security number to buy a home in Florida. →

Sellers weighing their next move

You’re sitting on equity but locked into a low rate. This calculator helps you see the full picture — not just what you’d pay on your next mortgage, but what waiting another year might cost you in price and missed opportunity.

Rate lock-in is keeping your competition off the market. That’s your advantage right now. →

Already pre-approved & ready

You’re approved and deciding whether to lock now or float. Set your actual rate and the future rate you’re hoping for. If the math says buy now, trust the math. If it says wait, you’ll see exactly what rate you need to break even.

I can run your lock-vs-float analysis with your real loan file. →

Frequently Asked Questions

Real questions from Central Florida buyers — answered straight, no fluff.

Is it a good time to buy a home in Orlando in 2026? +
For buyers who are financially ready, spring 2026 offers a reasonable window. The Orlando market had 5.09 months of supply in March 2026 — down from 6.34 in February — meaning inventory is tightening faster than sellers are listing. Median home prices are flat year-over-year at $385,000, and mortgage rates (6.16% as of March 2026) are still 5.9% below where they were a year ago. Waiting carries the risk that prices rise faster than any rate savings you’d gain. But “ready” means credit, down payment, and stable income — not just desire. Use the calculator above to see your specific numbers.
What is the median home price in Orlando right now? +
The median home price in the Orlando area was $385,000 in March 2026, according to the Orlando Regional REALTOR® Association State of the Market report. This is virtually flat year-over-year (down just 0.1% from March 2025’s $385,500) and up 2.7% from February 2026’s $375,000. The average sale price was $488,552, reflecting luxury and higher-end properties pulling the average above the median.
What are mortgage rates in Orlando in 2026? +
The average mortgage rate paid by Central Florida buyers was 6.16% in March 2026, up from a recent low of 5.88% in February 2026. On a year-over-year basis, rates are down 5.9% from March 2025’s 6.55%. Rates have been volatile — dipping, rising, then dipping again — which is why locking at the right moment matters. As a licensed mortgage broker, I can help you time your rate lock and compare loan options to get the most competitive rate for your situation.
Should I wait for mortgage rates to drop before buying in Orlando? +
It depends on how far you expect rates to drop and how fast you expect home prices to rise. If rates drop from 6.16% to 5.5% but home prices rise 3% — which is the Orlando 12-month trend — the lower rate saves you roughly $150-175/month, but the higher purchase price costs you $11,550 more upfront and increases your loan balance. In most scenarios with 3%+ appreciation, buying now and refinancing later outperforms waiting. The calculator on this page models exactly this tradeoff with your specific numbers.
Is Orlando a buyer’s market or seller’s market in 2026? +
As of March 2026, Orlando is transitioning from a buyer’s market back toward a balanced-to-seller-favorable market. Months of supply dropped from 6.34 in February to 5.09 in March — a nearly 20% compression in a single month. New listings are down 11.4% year-over-year, largely because homeowners with 3-4% mortgages from 2020-2022 are reluctant to trade up. This “rate lock-in” effect is keeping supply artificially low, which gives sellers more negotiating leverage than the overall inventory numbers suggest.
How much do I need for a down payment to buy a home in Orlando? +
Minimum down payments vary by loan type. FHA loans require 3.5% down (roughly $13,475 on a $385,000 home). Conventional loans can go as low as 3-5% down with strong credit. VA loans require 0% down for eligible veterans. ITIN and foreign national loans typically require 20-30% down. Florida also has down payment assistance programs through the Florida Housing Finance Corporation that can cover part or all of the down payment for qualifying first-time buyers. I can help you identify which programs you qualify for.
Can I buy a home in Orlando with an ITIN (no Social Security number)? +
Yes. ITIN mortgage loans are specifically designed for buyers who file US taxes using an Individual Taxpayer Identification Number rather than a Social Security number. These loans are available through non-QM lenders and typically require a larger down payment (15-20%+), proof of income, and a credit profile established with US tradelines. As a licensed mortgage broker working with multiple ITIN lenders, I help non-citizen buyers in Central Florida navigate this process regularly. You do not need to be a US citizen or permanent resident to purchase a home in Florida.
What is a DSCR loan and who is it for? +
A DSCR loan (Debt Service Coverage Ratio loan) is an investment property mortgage that qualifies borrowers based on the rental income the property generates — not their personal income or tax returns. This makes it ideal for self-employed investors, business owners, and real estate investors whose tax returns show high deductions. To qualify, the property’s projected monthly rent must typically cover 100-125% of the monthly mortgage payment (the DSCR ratio). DSCR loans are available for single-family rentals, multifamily properties, and short-term rentals in Central Florida.
How accurate is this Buy Now vs. Wait calculator? +
This calculator uses standard mortgage amortization math (principal and interest only — it does not include taxes, insurance, HOA, or PMI). It is designed for educational illustration, not as a loan commitment or financial advice. Actual results will vary based on your credit score, loan type, property taxes, and final interest rate. The defaults are pulled from the March 2026 ORRA State of the Market report and represent real Orlando market data. For an accurate picture of your specific situation, schedule a call and I’ll run your real numbers using actual lender rates and your full financial profile.

The calculator gives you direction.
A conversation gives you a plan.

I’m both a licensed Realtor and a licensed Mortgage Broker serving Central Florida. One call covers your home search, your loan options, your down payment strategy, and your timing. No referrals. No hand-offs. No gaps.

Call or Text Stacy — 407-603-1664 Schedule a Free Strategy Call →

Stacy Ann Stephens | REALTOR®
Keller Williams Realty Winter Park · 147 W Lyman Ave, Winter Park FL 32789
Mortgage Broker · NMLS #1933745 · Jhenesis Mortgage NMLS #2532705
Market data: Orlando Regional REALTOR® Association, March 2026 State of the Market Report.
This page is for educational purposes and does not constitute financial or legal advice.