Investment sales in Orlando and Central Florida.
Multifamily and industrial dispositions across the Orlando metro and the I-4 corridor.
High Peaks Capital Advisors is a multifamily and industrial investment sales brokerage serving Orlando and Central Florida. We represent owners of apartment and industrial property across the Orlando metropolitan area on dispositions, valuations, and off-market placement.
Orlando has turned. Apartment vacancy has come down from an 11% peak in late 2024 to roughly 9.5–10% in the first quarter of 2026, absorption has gone positive, and the construction pipeline is shrinking. On the industrial side CBRE ranks Orlando among the top ten United States markets for projected rent growth in 2026. The seller conversation here is about timing a recovery, not surviving a correction.
Multifamily vacancy, cap rate and delivery figures: Colliers and NorthMarq, Q1 2026. Industrial: CBRE Orlando Industrial Figures, Q1 2026.
The supply wave has been absorbed.
Orlando delivered roughly 30,000 apartment units over two years. That pushed vacancy to an 11% peak in late 2024 and drove asking rents down 2.4% year over year as of the first quarter of 2026.
Three things have since changed. Vacancy has receded to roughly 9.5–10% and is forecast at 8.9% by year end. Absorption has turned positive, meaning more renters are moving in than units are being delivered. And the construction pipeline is shrinking rather than growing — the single most important variable for an owner deciding whether to sell now or hold.
Rent forecasts for year-end 2026 are modestly positive at around 1.2%. That is not a boom. It is the shape of a market that has stopped falling, and it changes the negotiating position of a seller who was looking at a very different picture eighteen months ago.
The honest framing. If you can hold, the case for waiting has merit here. If you need liquidity, you are selling into improving rather than deteriorating sentiment, which is a materially better position than a Tampa seller currently occupies.
Orlando industrial vacancy stood at 10.1% in the first quarter of 2026, up 1.1 percentage points year over year, with average asking rents near $9.25 per square foot triple-net. Those numbers look soft in isolation. The forward view does not: CBRE's 2026 industrial outlook places Orlando among the top ten United States markets for projected rent growth, at 7–9% annually.
Pricing separates sharply by corridor. Emerging South Orlando submarkets run roughly $7.50 to $9.50 per square foot, while space near the airport and Lake Nona Medical City commands $9.50 to $11.50. For an owner, which side of that spread an asset sits on matters more than the metro-wide vacancy figure.
Multifamily submarkets
- International Drive
- Kissimmee
- Osceola County
- Northwest Orlando
- Winter Park
- Altamonte Springs
- Lake Nona
- Sanford
Industrial corridors
- South Orlando
- Orlando International Airport
- Lake Nona
- I-4 corridor
- Apopka
- Winter Garden
International Drive has accounted for roughly 60% of recent multifamily sales volume. Kissimmee and Osceola County are absorbing recently delivered Class A product. Class B and C assets in submarkets such as Northwest Orlando have held occupancy through the delivery wave more comfortably than new Class A supply, which is a genuinely different seller conversation.
- Timing the recovery. The pipeline is shrinking and absorption is positive. Selling into that is different from selling into the 2024 trough, and the difference is worth quantifying before you commit.
- Class A versus Class B and C. New Class A absorbed the delivery wave; older Class B and C product largely held occupancy. These are different assets in different positions and should not be marketed on the same story.
- Insurance relief improving net operating income. Florida's property insurance market is stabilising, which widens the buyer pool for assets that were difficult to finance in 2023 and 2024. See our Florida market overview for the detail and the caveats.
- Industrial outperforming. Owners of industrial product are in a stronger position than apartment owners on the forward view, and should be marketed against a different buyer set.
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Has the Orlando apartment market bottomed?
The indicators point that way. Vacancy has fallen from an 11% peak in late 2024 to roughly 9.5–10% in the first quarter of 2026 and is forecast at 8.9% by year end. Absorption has turned positive and the construction pipeline is shrinking rather than expanding.
Asking rents were still down 2.4% year over year in the first quarter, but forecasts for year-end 2026 are modestly positive at around 1.2%. The direction has changed even though the year-over-year number has not fully caught up.
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What cap rate should I expect selling an Orlando apartment property in 2026?
Published forecasts have Orlando multifamily cap rates stabilising near the lower end of a 5.0% to 5.5% range, with the possibility of modest compression if interest rates decline.
A metro-wide range is a starting point, not a valuation. Where a specific asset prices depends on submarket, vintage, class, insurance cost per unit, and whether the rent roll has absorbed the concessions the delivery wave forced. We will underwrite the actual asset.
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Should I sell my Orlando property now or wait for the recovery?
It depends on your hold capacity. The construction pipeline is shrinking and absorption has turned positive, so the fundamentals are improving and there is a defensible case for waiting.
The counterargument is that sentiment has already improved enough to help a seller today, and buyer competition is better now than it was through most of 2024 and 2025. If a sale is not the right move for your situation, we will say so — we would rather have the relationship than the listing.
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Is Orlando or Tampa the better market to sell into right now?
Orlando, on current data. Orlando's pipeline is shrinking with absorption positive, while Tampa's development pipeline expanded 21% year over year to roughly 15,000 units under construction, and Tampa's median price per unit fell 23% in 2025 — a steeper decline than most comparable Sun Belt markets.
Both markets should improve as supply is digested, but Orlando is further through that process. See our Tampa Bay market page for the detail.
Sources. Multifamily: Colliers Orlando Multifamily Q1 2026, NorthMarq, and Marcus & Millichap. Industrial: CBRE Orlando Industrial Figures Q1 2026.
Market figures on this page are drawn from third-party research and public records and are cited to their sources. They are provided for general information, are current only as of the dates indicated, and will change. Nothing here is legal, tax, or investment advice, and nothing here is an offer to sell or a solicitation of an offer to buy any security or service. Regulatory summaries are general descriptions of published law, not a determination of how any statute applies to a specific property — consult counsel before acting.
Every Orlando assignment is led personally by Derek Carroll.
Initial conversations are confidential and obligation-free. If a sale is not the right move, we will tell you that.
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