As Central Florida’s housing market adjusts to post-pandemic shifts and ongoing affordability concerns, potential buyers are weighing when to make their next move. Freddie Crespo, a realtor and broker with Investor’s Real Estate LLC, recently offered his perspective on market timing and opportunities, drawing from his experience through multiple real estate cycles since 1996.

Market Overview

“I don’t think it’s wise to time the market either in your life, like if you need a place to live and you can afford it, then I say, go ahead and buy it,” said Crespo, who has guided clients through the 2007 crash, foreclosure crisis, and recent volatility. “You’ve got a family, you have a solid career, then yes, go ahead and buy, put a good down payment down and buy the home.”

Orlando’s housing inventory has grown from 5,000 homes in 2022 to 15,000 currently, providing more choices for buyers yet still falling short of the 25,000-plus homes seen during previous market downturns.

Key Market Timing Indicators

Crespo believes several factors should guide buyers’ decisions in today’s market. Personal circumstances are more important than trying to time the market: those with stable jobs and family needs should focus on their housing requirements rather than waiting for ideal market conditions.

Inventory trends are an important metric. “We need to get to about 30, and that’s the crash number, I believe, over 25,000 homes. That’s red, you know, red alert,” Crespo explained, referencing the threshold that historically signals market distress.

Interest rates also play a role, with Crespo expecting rates could fall to 5.75% next year, which may encourage more activity.

Opportunities and Risks

Crespo identified opportunities for buyers who can take advantage of market cycles. “When the market does crash, you can always leverage that by buying another property for less. So let’s say you buy up here and the market crashes, and then you can buy the same house down here,” he said.

He also warned of risks for recent buyers: “Anyone who bought in 2023, 24, even 2025, if they lose their job or something, and they go to sell their home, they can’t, they’re going to be upside down with the closing fees, because the prices haven’t gone anywhere.”

Strategic Recommendations

For those considering entering the Orlando market, Crespo advises focusing on building a portfolio rather than owning a single property. “I always say you should at least have two homes, at least two, even if you don’t want to be an investor,” he said.

His recommended approach involves a gradual strategy: “Buy, live in this house for two years, buy the next house and move into that house. You have no capital gain on this, and then make this into a rental property.” This method offers tax benefits and helps build wealth through real estate.

For investors, Crespo sees limited opportunities at the moment. “The majority of investors aren’t buying. There’s very, very few investors, but they look for really big wedge deals which don’t really exist.”

Future Market Projections

Looking ahead, Crespo anticipates a significant market shift in the coming years. “As far as I think 2027, 2028, we’re going to start seeing some hurt, I believe,” he said, predicting the delayed construction cycle will eventually lead to overbuilding, a condition often preceding market corrections.

This timeline aligns with his analysis of typical 17- to 18-year real estate cycles, which have been disrupted but not eliminated by the pandemic. Crespo’s perspective provides buyers with a framework for evaluating both current opportunities and potential future risks as they consider their timing in the Orlando housing market.