30-year fixed mortgage rate
6.67%
annual rate
+0.09 percentage points vs. a year earlier
Central Florida · Orlando
Where do you want to live in Florida?
Property search, community guides and personal guidance from Dani Kubrusly — for people moving to, relocating to or investing in Central Florida.
Try:
Results powered by IDX Broker Engage. Exact addresses are never published.
Florida market snapshot
How Dani reads the Central Florida market.
Before any number, what matters is knowing what to watch: financing cost, inventory, price trend by area and the pace of new construction. That is how Dani works through each decision with you.
Florida house price index
827.9
index · base 1980:Q1 = 100
+1.9% vs. a year earlier
Q1 2026 · quarterly series
U.S. Federal Housing Finance Agency via FRED · St. Louis FedRetrieved Aug 20, 2026
Orlando metro house price index
460.4
index · base 1995:Q1 = 100
+2.5% vs. a year earlier
Q1 2026 · quarterly series
U.S. Federal Housing Finance Agency via FRED · St. Louis FedRetrieved Aug 20, 2026
Active listings
13,771
active listings
−4.1% vs. a year earlier
Median days on market
74
days on market
−1.3% vs. a year earlier
Median listing price
$419,450
median asking price (USD)
−1.8% vs. a year earlier
What this means for buyers
Before making an offer, look at three things together: the payment at today's rate, how long comparable homes have been listed, and what the seller has already conceded. That combination — not a headline number — is what shows how much room there may be to negotiate.
What investors should watch
Return in Central Florida is decided by community rules, rental strategy and total carrying cost — HOA, insurance, taxes and management. Two homes at the same asking price can behave very differently once those are on the table.
Why Florida
Not a promise of returns. A clear look at what changes from region to region.
01
A market with real depth
Florida is not one market. Orlando, the coasts and the smaller inland cities move on different cycles, which is exactly why the choice of region matters more than the timing of the purchase.
02
Everyday life first
Schools, commute, healthcare, walkability and what a Saturday actually looks like decide whether a home works. We start there and let the listings follow.
03
Ownership that has a purpose
Living, hosting family, renting or holding are different decisions with different math. Being honest about which one you are making removes most of the risk.
04
Buying from far away works
Video tours, documents, inspections and closing can all be handled remotely — as long as someone on the ground is genuinely accountable for the details.
Ways to invest
Five different paths, with five different sets of math.
Long-term rental
Traditional residential leases in neighborhoods with steady tenant demand.
- Predictable cash flow
- Simpler rules and management
Vacation / short-term rental
Short-stay properties in markets where city rules and the HOA genuinely allow it.
- Higher seasonality
- Zoning and HOA rules verified first
New construction
Builder inventory and planned communities, from lot release to closing.
- Warranty and modern efficiency
- Incentives change monthly
Second home
A home you actually use, chosen so it still makes sense as an asset.
- Personal use comes first
- Resale considered from day one
Luxury real estate
Higher-value homes where privacy, land and lake frontage drive the price.
- Fewer comparables, slower cycles
- Discretion throughout
Each path will get its own page with case studies, real costs and matching listings.
Explore properties
Short, hand-picked collections — not an endless catalogue.
The full search lives in the IDX experience. These are the curations that make commercial sense right now.
Dani's pick$879,000
Lake Nona, Orlando
New pool home with lanai
- 4
- 3
- 2,840 sq ft
Under $800K$742,500
Winter Garden
Light-filled modern kitchen
- 4
- 3
- 2,610 sq ft
Investment$489,000
Celebration
Townhouse in a walkable community
- 3
- 2
- 1,780 sq ft
Street, number, coordinates and exact map pins never appear. Detailed location is shared directly by Dani.
Explore Central Florida
The regions Dani works in, with the trade-off each one makes.
Lake Nona
Planned from scratch around health, technology and trails. Heavy new construction, strong resale demand and quick access to the airport.
- Median price
- $695K
- Style
- New construction
Winter Garden
A real downtown with brick streets, a Saturday market and oak canopy, wrapped by newer family communities and good schools.
- Median price
- $625K
- Style
- Family / walkable
Windermere
Lakefront estates, mature oaks and privacy on the Butler Chain. Fewer listings, longer cycles, higher price per square foot.
- Median price
- $1.35M
- Style
- Luxury / waterfront
Dr. Phillips
Established, central and green, with golf communities, Restaurant Row nearby and homes that hold value through cycles.
- Median price
- $860K
- Style
- Established / golf
Celebration
Porches, sidewalks and a town center that people actually walk to. Mixed inventory from condos to estate homes, popular with second-home buyers.
- Median price
- $580K
- Style
- Walkable / second home
Relocating to Florida
Before choosing a home, choose how your life will work.
Planning a move calls for a different order of decisions. This is the path Dani walks with you.
- 01
Start with the life, not the listing
Work, school, healthcare, driving distances and how often family visits. This is what narrows Central Florida down to two or three regions.
- 02
Compare regions honestly
Every community trades something: price, space, commute, newness or walkability. Seeing the trade-off written down makes the choice much easier.
- 03
Organize the search
A short saved search, a shared shortlist and scheduled video tours beat scrolling through hundreds of listings alone.
- 04
Buy from a distance, safely
Offer, inspection, appraisal, insurance and closing have a clear sequence. You always know what is happening and what comes next.
New construction
Never walk into a sales center alone.
Buying directly from a builder looks simple, and it is often a good path. But the contract, the incentives and the lot you choose are technical decisions that stay with you for years.
The sales center works for the builder
Registering with representation costs you nothing and keeps someone on your side of the table during pricing, upgrades and inspection.
Incentives beat list price
Rate buy-downs, closing cost credits and design allowances change monthly and are often worth more than a discount on the sticker.
Lot and phase matter later
Orientation, water view, road noise and which phase you buy in decide how the home resells years from now.
See new construction opportunitiesMarket insights
The topics Dani follows closely.
Each topic feeds the content on this portal and the conversations with clients. The further you scroll, the more context there is.
Rates and financing
What a moving rate does to a monthly payment, and when a buy-down is actually worth it.
Orlando demand
Job growth, in-migration and the neighborhoods absorbing the most inventory.
Community-level data
Days on market, price per square foot and how each community behaves on its own.
Builder incentives
What builders are offering this month and how quickly those offers disappear.
Rental performance
Real rents, real vacancy and the full cost stack behind a rental property.
Buyer questions
The questions people ask most often, answered without sales language.
About Dani
One person accountable for the details, from the first email to closing.
Dani Kubrusly works with buyers, investors and families relocating to Central Florida. The starting point is never a listing — it is understanding what someone wants life here to look like.
She knows these communities from the inside, works in English and Portuguese, and explains the American process in detail for people buying from abroad. No artificial urgency, no promised returns.
- Service area
- Central Florida
- Languages
- English and Portuguese
- Focus
- Buying, relocating, investing
From Dani's insights
Topics chosen from what people actually ask.
The portal watches visitor searches and questions and suggests topics. Dani approves, reviews, and only then is anything published. These are the first topics in preparation.
New construction
Lake Nona new construction under $800K: what you actually get
Floor plans, lot sizes and the upgrades worth paying for at this price point.
In preparation — Dani is writing this one.
Want this answered before it is published? Talk to Dani directly.
Investing
Short-term rental rules in Central Florida, city by city
In preparation — Dani is writing this one.
Relocation
Buying from Brazil: the document checklist that avoids delays
In preparation — Dani is writing this one.
Communities
Winter Garden or Lake Nona? An honest comparison
In preparation — Dani is writing this one.
Financing
What closing costs really look like in Florida
In preparation — Dani is writing this one.
Process
Nine HOA questions to ask before you write an offer
In preparation — Dani is writing this one.
Frequently asked questions
Real questions from buyers, investors and people relocating.
If your question is not here, ask it directly. New questions usually become content on this portal.
Talk to Dani
Start with a thirty-minute conversation.
Goals, budget, timing and the regions that fit you. You leave with a shortlist and clear next steps — with no obligation.
hello@danikubrusly.com
+1 (407) 000-0000
English and Portuguese