St. Cloud Florida Real Estate Market Report – August 2026
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What’s happening in the St. Cloud, Florida real estate market as we head toward the final months of 2026?
The August numbers show us once again why real estate is hyperlocal. Some St. Cloud ZIP codes experienced increases in price per square foot, while others softened compared with last year. Inventory also varies considerably depending on where you live, and homes in several areas are taking around two months—or longer—to secure a contract.
There’s another number we’re watching closely this month: short sales.
At Corcoran Connect Realty, we track the local numbers each month across 34769, 34771, 34772 and 34773, along with Harmony, Harmony West, Harmony Central, vacant land and distressed properties.
Let’s take a look at what happened in August 2026.
34769 – Downtown St. Cloud Real Estate Market
ZIP code 34769, which includes much of historic Downtown St. Cloud and the state streets, had 19 single-family home sales in August.
Of those, 18 were single-story homes, averaging approximately $232.50 per square foot. One two-story home sold at approximately $240.68 per square foot.
After the decline we saw in July, the August numbers bounced back. Average price per square foot increased nearly 7% month over month and approximately 2.7% year over year.
The median time to contract was 38 days, while the median time from listing to closing was 71 days.
There were approximately 72 active resale homes at the time of the report, representing roughly 3.8 months of supply.
The month-to-month rebound is also a good reminder not to make assumptions about your home’s value based on a single month of data. Looking at longer-term trends and comparable properties is important when determining what an individual home may be worth.
34771 – St. Cloud & Narcoossee Road Area
ZIP code 34771 continues to be one of St. Cloud’s most active real estate markets.
A total of 109 single-family homes sold during August.
Of those:
- 62 single-story homes averaged approximately $225.37 per square foot
- 47 two-story homes averaged approximately $193.46 per square foot
Month over month, prices were essentially flat, increasing only about 0.64%.
Year over year, however, the average was down approximately 4.2% compared with August 2025.
Resale homes took a median of 61 days to go under contract and approximately 99 days from listing to closing.
The market had roughly 3.7 months of resale supply.
As always, there’s an important caveat when looking at 34771: new construction.
There is considerable builder activity throughout this area, and not every new-construction property is represented in the MLS inventory used for these calculations. For resale homeowners, that means the actual competition for buyers may be greater than the resale inventory number alone suggests.
34772 – St. Cloud Real Estate Market
In 34772, 66 single-family homes sold during August.
There were 38 single-story sales, averaging approximately $228.33 per square foot, and 28 two-story sales, averaging approximately $182.21 per square foot.
The numbers showed some softening during August.
Average price per square foot decreased approximately 1.4% month over month and approximately 5.4% year over year.
The median time to contract was 66 days, meaning the typical home that sold took a little over two months to secure a contract.
Median time from listing to closing was 102 days.
Inventory stood at approximately 4.7 months of supply, based on the resale homes represented in the data.
For sellers in 34772, those numbers reinforce the importance of getting your pricing and presentation right from the beginning. When buyers have more choices, an overpriced property can quickly lose valuable momentum.
34773 – Including the Harmony Area
ZIP code 34773 recorded only 20 single-family home sales during August.
Of those, 13 were single-story homes averaging approximately $219.93 per square foot, while seven were two-story homes averaging approximately $188.06 per square foot.
On paper, the month-over-month numbers showed an increase of approximately 12%.
Does that mean every homeowner in 34773 suddenly gained 12% in value in one month?
No.
This is exactly why understanding the data matters.
34773 has a smaller number of monthly transactions than some of the other St. Cloud ZIP codes. The mix of homes that happen to sell during a particular month can therefore have a significant impact on the average price per square foot.
Year over year, the approximately 2% increase provides additional context.
The median time to contract among the homes that sold was 23 days, and the median time from listing to closing was 55 days.
Again, those numbers should be interpreted carefully. They represent the properties that successfully sold and don't necessarily mean every home currently listed in 34773 can expect a contract within 23 days.
Inventory was approximately 5.2 months of supply, based on the MLS resale data reviewed.
Harmony, Harmony West & Harmony Central – August 2026
Because Harmony is such a distinct market within 34773, we also break down its sales separately each month.
Harmony Main
Only six properties sold in Harmony Main during August.
One condo sold in Ashley Park. The three-bedroom, 2.5-bath property closed at $260,000.
There were also three traditional resale homes.
The two single-story resales averaged approximately $202.22 per square foot, while the two-story resale came in at approximately $181.61 per square foot.
One custom home sold for $749,000.
The Lakes recorded one sale at $349,500, or approximately $188.61 per square foot.
With so few monthly transactions, looking at the actual comparable properties becomes especially important when determining the potential value of a Harmony home.
Harmony West
In Harmony West, the MLS data showed one townhome sale during August at approximately $230.65 per square foot.
Among resale single-family homes, five single-story properties averaged approximately $211.58 per square foot, while two two-story properties averaged approximately $174.04 per square foot.
Harmony Central
Harmony Central had only two MLS-recorded sales in the data reviewed.
Both were single-story homes, averaging approximately $198.64 per square foot.
As we've mentioned in previous reports, not every builder transaction is necessarily represented in the MLS data. That is particularly important when evaluating areas with significant new-construction activity.
Watch the August 2026 St. Cloud Real Estate Market Report
Numbers tell part of the story—but understanding why they're moving and how they apply to your particular situation is just as important.
In Episode 105 of the Discover St. Cloud Florida Podcast, Jeanine Corcoran, Owner and Broker of Corcoran Connect Realty, and Kristin Macari break down the August numbers and talk about what they're seeing in the local market.
We also spend time on an increasingly important topic this month: short sales and foreclosures.
What's the difference between falling behind on your mortgage and actually needing a short sale? When should a homeowner start exploring their options? And why does having equity in your property make such an important difference?
We discuss all of that and more in this month's episode.
▶ WATCH THE AUGUST 2026 ST. CLOUD REAL ESTATE MARKET REPORT BELOW
Are Short Sales Increasing in St. Cloud?
This is one of the numbers we're going to continue watching.
At the time the August data was reviewed, there were 40 active short sales and 20 pending short sales across the St. Cloud ZIP codes covered in our report.
That's a total of 60 active or pending short-sale properties.
But there is an important distinction homeowners need to understand:
Being behind on your mortgage does not automatically mean your property is a short sale.
A short sale generally occurs when the proceeds available from selling the property aren't enough to satisfy the amount owed, and the lender agrees to accept less than the full amount due.
A homeowner could be several months behind on mortgage payments and still have substantial equity in the property.
Jeanine recently encountered exactly that situation.
Former clients contacted her believing they needed to pursue a short sale because they had fallen behind on their mortgage. After reviewing their situation, it became clear that they had significant equity in the home.
Instead of a short sale, selling the property through a traditional sale could potentially allow them to use that equity, subject to their actual payoff, fees, costs and other circumstances.
That's an important distinction.
Falling Behind on Your Mortgage? Don't Wait to Understand Your Options
If you're struggling to make your mortgage payments, avoiding the situation usually doesn't make it easier.
As missed payments accumulate, additional expenses may also accrue. Depending on the circumstances, these could include late charges, legal expenses and other costs that can reduce the equity remaining in the property.
Timing also becomes increasingly important once a lender begins the foreclosure process.
If you have equity, selling the home before foreclosure may be one option worth exploring. If the property is worth less than the amount required to satisfy the debt and costs, a short sale may be another possibility, subject to lender approval.
Every situation is different.
Corcoran Connect Realty has experience with short-sale transactions and can help homeowners understand the real estate options available to them. When legal guidance is needed, we believe it is important for homeowners to work with an appropriately qualified attorney.
If you're behind on your mortgage and aren't sure where you stand, the first step may simply be finding out what your home could sell for and approximately how much equity you have.
What About Foreclosures?
The August foreclosure numbers provide some useful perspective.
Across Osceola County, there were approximately 35 active bank-owned/foreclosure properties in the data reviewed, with seven pending.
Only two REO properties sold during August, and both were located in Kissimmee rather than St. Cloud.
So while distressed-property activity is something we're watching, the August data does not by itself demonstrate a large wave of bank-owned properties hitting the St. Cloud market.
The increase in short-sale activity, however, makes this an area we'll continue monitoring in future reports.
St. Cloud Vacant Land Sales
Seven vacant-land properties sold during August.
Most were cash transactions.
Two of the larger parcels were both close to five acres, but their sale prices were significantly different.
One property on Fanny Bass sold for approximately $175,000, while another near-five-acre property on LaSalle sold for approximately $268,000.
That difference is another reminder that acreage alone doesn't determine land value. Location, access, zoning, improvements, utilities, property characteristics and permitted uses can all affect what a parcel may be worth.
What Does the August Market Mean for St. Cloud Home Sellers?
The August numbers continue to reinforce something we've been discussing for months:
Pricing matters.
Today's buyers generally have more choices than they did during the extremely competitive markets of the early 2020s.
In areas with significant new construction, resale homeowners may also be competing with builders offering incentives.
That doesn't mean homes aren't selling. They are.
But buyers are paying attention to value.
Homes that are well-prepared, appropriately priced and effectively marketed can position themselves to stand out. Homes that begin significantly above what the market supports may spend valuable time sitting while buyers choose competing properties.
Your strategy should also be specific to your neighborhood.
A seller in 34769 shouldn't automatically use what's happening in 34773 to determine their strategy. And a homeowner in Harmony shouldn't assume a broad St. Cloud statistic tells them exactly what their individual home is worth.
Real estate is hyperlocal.
What Does the August Market Mean for St. Cloud Buyers?
For buyers, today's market can offer something we haven't always had in recent years:
More time and more choices.
Median days to contract reached 61 days in 34771 and 66 days in 34772 among the resale homes that sold.
That can give buyers more opportunity to evaluate properties carefully rather than feeling like every decision needs to be made immediately.
But don't confuse a changing market with the idea that every seller will accept any offer.
Well-priced and desirable homes can still move quickly, and individual neighborhoods and properties can perform very differently from the ZIP-code averages.
That's why understanding comparable sales and current competition matters when you're deciding what to offer.
Looking Ahead
We're not going to make dramatic predictions about where St. Cloud real estate will be three or six months from now.
We're going to keep doing what we've been doing:
Watching the numbers.
Each month, we'll continue tracking:
- Home sales
- Price per square foot
- Days to contract
- Days to close
- Inventory
- New-construction competition
- Harmony sales
- Vacant land
- Short sales
- Foreclosures
Over time, those numbers give us a much better picture of where our local market is heading than any single month's headline.
Corcoran Connect Realty – Your Real Estate Concierge
Whether you're thinking about selling your home, buying your next one, purchasing land, relocating to St. Cloud, exploring new construction, or facing a more complicated real estate situation, who you work with matters.
At Corcoran Connect Realty, we're not interested in giving you a one-size-fits-all answer based on a national headline.
We live and work in this market.
Led by Jeanine Corcoran, Owner and Broker, our team studies St. Cloud ZIP code by ZIP code and community by community. We look at current competition, recent sales, inventory, market time and the individual characteristics of your property before helping you develop a strategy.
And when a transaction requires expertise outside of real estate—such as legal advice related to foreclosure or a short sale—we understand the importance of bringing the appropriate professionals into the conversation.
Buying or selling real estate can involve a lot of moving pieces. Our job is to help you navigate them.
From the first conversation to the closing table and beyond, we're here to provide the local knowledge, communication, marketing and personalized service you need to make informed decisions.
That's why we're:
Corcoran Connect Realty — Your Real Estate Concierge.
Have questions about the St. Cloud market or wondering what your home could sell for?
Call Corcoran Connect Realty at 407-953-9118 and let's talk about your next move.