The September 2025 St. Cloud Market Report: A Buyer's Market Despite Low Supply 🏡📉

Welcome to the Corcoran Connect blog! Your real estate concierge team is back with the latest data from Episode 94 of the Discover St. Cloud, Florida podcast. In this report, broker Jeanine Corcoran and Kristin Macari dive into the September 2025 numbers, which confirm a significant trend: St. Cloud is a buyer's market.

While inventory levels remain tight in some areas, the scarcity of motivated buyers means properties are taking longer to sell, giving buyers more power in negotiations.

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Key Market Trends: Patience is a Virtue

This month’s data is characterized by two main factors: downward price adjustments and longer timelines.

• Prices are Adjusting: Most zip codes saw a decline in average price per square foot month-over-month, continuing a downward trend.
• Extended Timelines: Median days to contract are rising across the board. In some areas, buyers should expect a transaction timeline of 3-4 months from contract to close.
• Contracts Falling Through: There is a noticeable percentage of homes going under contract and then falling out before closing, further complicating the selling process.
• Hometown Heroes Update: Surprisingly, funds for the Hometown Heroes program are still available, providing a substantial opportunity for eligible first-time homebuyers to secure assistance.

St. Cloud Data by Zip Code: September 2025 📊

Here is a breakdown of the key statistics for September 2025 across the St. Cloud area:

• ZIP Code 34769:
  • Price per square foot saw a significant decline, down 3.98% month-over-month.
  • Properties are taking significantly longer to sell, with a median of 79 days to contract and 100 days to close.
  • Supply remains tight at 2.6 months, highlighting the lack of buyer demand.
• ZIP Code 34771:
  • Prices held mostly steady month-over-month (down only 0.1%), but are down 5.5% year-over-year.
  • Median time to get a resale home under contract is 56 days, with 92 days to close.
  • The current supply is 4.5 months.
• ZIP Code 34772:
  • Prices saw a month-over-month decline of 3.5%.
  • The transaction timeline is long, with 67 days to contract and 124 days to close. This area is seeing a high rate of contracts falling through.
  • The current supply is 5.0 months.
• ZIP Code 34773 (Wider Area):
  • Prices declined 3.84% month-over-month.
  • Median days to contract is 54 days, with 100 days to close.
  • The current supply is 4.5 months. This area is struggling with high competition from new construction, heavily impacting resale values.

Harmony Community Deep Dive: Resales Are Struggling 💔

The original Harmony Main community is facing the biggest challenge from new construction incentives offered in Harmony West and Central (lower interest rates, reduced insurance costs).

• Absorption Rate: Single-family homes in Harmony Main show a slow 6-month absorption rate, indicating a sluggish market for resales.
• Pricing: Harmony Main saw a resale property close at an astonishingly low $139 price per square foot—a clear signal of the aggressive pricing required to move older inventory.
• Seller Competition: Sellers of original Harmony homes (2003–2015 construction) must invest in paint and address major components like the roof, AC, and water heater to compete with brand-new homes.

Despite the challenges, agents are seeing movement, and the unique community experience of the original Harmony remains a huge draw for the right buyer.

We Are Here to Help 💚

The market may feel complicated, but having accurate, local data is the key to success. As your real estate concierge team, we specialize in helping sellers compete and guiding buyers through a market with volatile timelines.

Whether you're struggling to sell an older home or you are a potential buyer waiting for a specific interest rate, we are here to provide a personalized strategy.

📞 Phone: 1-844-STCLOUD (1-844-782-5683)📧 Email: discoverstcloud@gmail.com

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