Author: Ron Collard

Research comparable home prices to price your home competitively and understand market conditions.
Ensure your home is in excellent condition to attract buyers and boost online curb appeal.
Work with a local real estate agent with strong marketing and portal access for better exposure.
Address repairs and improvements promptly to remove buyer objections and highlight home strengths.
Be prepared to make concessions in certain price points, especially in buyer‑favored markets.

Every September, I like to spotlight the most affordable homes here in Leesburg, and 2026 is no exception. I know how important it is for families, first-time buyers, and fellow veterans to have access to straightforward options that won’t break the bank. Here are the top 15 listings this month, all priced from $103,000 to $119,000:

1. MFRG5117877 — $103,000
2. MFRG5113104 — $109,000
3. MFRG5114654 — $109,000
4. MFRG5106875 — $109,900
5. MFRR4908835 — $109,900
6. MFRR4911297 — $109,900
7. MFRG5110692 — $110,000
8. MFRG5117083 — $110,000
9. MFRO6439768 — $110,000
10. MFRG5117207 — $115,000
11. MFRG5118473 — $115,000
12. MFRG5117221 — $118,900
13. MFRG5109413 — $119,000
14. MFRG5111744 — $119,000
15. MFRG5111974 — $119,000

My focus has always been on making homeownership affordable and stress-free—no hidden fees, just the keys to your next chapter. If you’re looking to buy or sell in Leesburg, I’m here to make the process straightforward and to help you keep more of your hard-earned dollars where they belong: in your pocket.

Curious what the upper end of Leesburg real estate looks like? Here’s a look at the most expensive homes listed in September 2026, all sorted by price. The highest on the list comes in at $3,500,000 (Listing MFRS5136187), followed by several others in the $2M–$800K range. These properties represent the peak of what’s available locally, and while they might be out of reach for many, they set an interesting benchmark for our market. My approach as a Leesburg agent has always been about keeping your move affordable—no hidden costs, just straight-up value—no matter your price point. If you’re ever curious about how these numbers fit into your own real estate plans, I’m here to break it down and make the process as straightforward as possible.

Seeing 1,356 price cuts on active listings across the Orlando metro—especially right here in Lake County—paints a clear picture for buyers who are patient and savvy with their budget. Sellers are adjusting asking prices by an average of about 3.3%, but what really stands out is that 54% of those reduced listings (726 homes) have been sitting for more than 60 days. That kind of time on the market can mean more flexibility when you’re ready to negotiate, especially if you know what to look for.

Orange County led the pack in the number of price reductions, Seminole saw the deepest average cuts, while Lake County had the highest share of homes lingering over 60 days—something my local clients might want to keep in mind as they shop. Average listing prices still vary a lot, from around $429K in Lake to $559K in Orange, so it’s important to treat each county as its own unique market.

Just a reminder: these numbers are for active residential properties, not including land or leases, and they factor in total days on market, even for homes that were withdrawn and relisted. If you’re looking to make the most of your budget without unnecessary fees or surprises, understanding these trends can help you find a deal that fits your goals—especially here in Lake County, where every dollar really does count.

The old post-Labor Day slowdown no longer defines the US market; buying decisions now hinge on mortgage rates, life changes, and neighborhood-level conditions.
Some US buyers are proceeding despite higher borrowing costs, while others are waiting until a new job, growing family, or another milestone makes moving necessary.
For US sellers, success depends less on timing and more on strategy; homes sitting longer may need price adjustments after honest local-market conversations.
Buyers should visit homes in person and confirm what listing photos show, as online images may not fully reflect interiors, locations, or lifestyle fit.
A higher amount of inventory in many US markets has made transactions feel less frantic, giving buyers and sellers more room for deliberate, methodical decisions.

I've been watching the numbers closely, and in the Orlando-Kissimmee-Sanford area, the median listing price per square foot dipped about 2.6% year-over-year in Mid-Q3. What does this mean for you? More homes are hitting the market, mortgage rates remain on the higher side, and buyers in our region are seeing more choices—and more flexibility on price—than we've seen in a while.

This shift isn't random. Markets like ours, which saw big price jumps during the 2020-2022 boom, are now making adjustments. We're seeing sellers come down from those peak expectations and get realistic about what buyers are actually willing to pay. For folks on both sides—whether you're looking to buy or sell—it's important to recognize that this is a local reset, not a nationwide trend.

My priority is making sure you get the most value for your money, without the headaches or hidden fees. If you have questions about how this change might affect your plans, I'm here to help you navigate it—especially if you're aiming for a straightforward, affordable move.