Look at the numbers above — 598 expired, 534 canceled, in one week across Central Florida. Most people see that and think "the market is slow." That's the wrong read. The market isn't slow. The pricing is wrong.
"The market isn't slow. Buyers are simply refusing to overpay."
Here's the pattern I'm seeing consistently: sellers are still anchoring to what their neighbor sold for in 2022 or what Zillow estimated six months ago. Neither of those numbers is the market anymore. Buyers today have more inventory to choose from, more time to decide, and rate calculators that tell them exactly what a $25,000 price difference means to their monthly payment. They are not emotional about it. They move on.
The listings that are closing — and 1,887 did close this week — are the ones priced at what the market will actually bear today, not what the seller hoped it would bear six months ago. That gap between hope and reality is exactly where listings go to expire.
What makes this more visible than people realize: every overpriced listing that expires becomes a comparable. When your neighbor's home sits for 90 days and either sells at a significant discount or cancels entirely, that influences the valuation of your home — even if you have no plans to sell. Appraisers and buyers use failed listings as context. Ignored pricing data has consequences.
If you're thinking about selling in the next 6 months, the conversation you need is about current comps and current buyer psychology — not last year's peak. That's the conversation I have with every seller before we agree on a number.
Most Florida homeowners have two different deductibles on their policy and don't realize it. Your everyday deductible — called All Other Perils (AOP) — is a flat dollar amount: typically $1,000, $1,500, or $2,500. That covers most claims.
Your hurricane deductible is different. It's not a flat number. It's a percentage of your Coverage A — the dwelling coverage amount on your policy. Common options are 2%, 3%, 5%, or 10% or higher. On a home insured for $200,000, a 2% hurricane deductible means you're responsible for the first $4,000 before your insurance pays anything. Choose 5% on that same home and you're covering $10,000 out of pocket.
Pull out your policy and find both numbers before storm season. Not after you've already filed.
Custom-built in 2018, first time on market. Timber-frame pavilion, outdoor stone fireplace, granite kitchen, spa master suite. Third-acre lot. Built to last.
View Listing →Fully renovated. New roof, HVAC, windows, kitchen, baths. Corner lot, 0.41 acres, fenced, 2-car garage.
View Listing →Concrete block. New roof 2026, new HVAC, new flooring, updated kitchen and bath. Nothing to fix.
View Listing →Furnished resort pool home. Rarely used. Two primary suites. 15 min from Disney.
View Listing →Buildable lot. Paved road access, no HOA, no rear neighbors. 11 min to East Lake Weir.
View Listing →Only 12% of eligible veterans have ever used their VA home loan benefit. Most don't know how it actually works — or they get steered away from it by agents who don't understand it either. As a USMC veteran, I've made it my business to change that. If you know a military family thinking about buying in Central Florida, send them my way.