How To Read an Orlando MLS Listing

Ever scroll through Orlando home listings and feel lost in the alphabet soup of DOM, CDD, HOA, and status codes? You are not alone. When you understand what each field means, you can spot value, budget accurately, and move faster on the right home. This guide breaks down how to read Orlando MLS listings in plain English so you can compare homes with confidence. Let’s dive in.

Orlando MLS basics

Most Orlando listings come through Stellar MLS, which powers many broker and portal sites across Central Florida. You will see many of the same fields on any site that mirrors the MLS. Treat the MLS as your starting point and plan to verify high‑impact details before you write an offer.

• MLS number: A unique ID for the listing. Use it when you ask your agent questions or when you look up public records.
• Property type: Single‑family, townhouse, condo, or land. Rules and disclosures differ by type, especially for condos vs. HOAs.
• Days on Market (DOM): How long the home has been active in the MLS. See the DOM section below for how to interpret it.

Key fields to read first

Price and price history

• List price: The current asking price. Compare it to recent sold homes nearby, not just active listings.
• Original list price and reductions: Multiple price drops can signal seller motivation or a pricing mismatch. Ask your agent for the pricing history and how it compares to recent sales.
• Sold price: Once closed, the sold price appears in public records. Confirm the final number and sale date before using it as a comp.

Status and what it means

Status tells you how available a property is and whether backup offers make sense. Because terms and practices can vary by MLS and brokerage, confirm the details with your agent or the listing agent. See the status section below for plain‑English definitions.

Beds, baths, and living area

• Bedrooms and bathrooms: Baths may be shown as full/half or decimals. For example, 2.5 means two full baths plus one half bath.
• Living area vs. total area: Living area usually means heated and cooled square footage. Florida lanais and screened porches are often excluded unless enclosed and climate‑controlled. The county tax roll may show a different number because measurement standards differ. If size affects value, ask how it was measured and consider an independent measurement.

Lot size and year built

• Lot size/acreage: Useful for drainage, flood considerations, and future expansion. Confirm lot lines with a survey if plans include adding structures.
• Year built: Helps estimate roof, HVAC, and system ages. For homes built before 1978, federal lead‑based paint rules can apply.

Parking and utilities

• Parking: Garages, carports, or assigned spaces matter, especially for condos and townhomes.
• Utilities and systems: Water source (municipal or well), sewer or septic, HVAC type, and roof or system ages if provided. Treat ages as seller‑reported unless verified by records or inspection, and budget for a full home inspection.

Taxes and parcel details

• Tax information: MLS usually shows last year’s taxes and assessed value. Keep in mind this may not reflect current exemptions or reassessments. Confirm with the Orange County Property Appraiser and Tax Collector before finalizing your budget.
• Parcel ID and legal description: Use these to look up the property in county records for assessments, exemptions, and any special districts.

Schools and showings

• School zone: Listings often display nearby schools based on attendance zones. Always verify current assignments with Orange County Public Schools because zones can change.
• Showing instructions: “Appointment only,” “Call listing agent,” or lockbox notes explain how to schedule a tour. If a listing is under contract, check whether it accepts backup offers.

Broker compensation

• MLS often displays buyer‑agent compensation. If you are working with a buyer’s agent, ask them how compensation works for this listing so everyone is aligned upfront.

Status codes in Orlando

Exact labels can vary by MLS and brokerage, but these are common meanings you will see across Central Florida. When in doubt, ask your agent to confirm the listing’s current status and whether backup offers are welcome.

• Active: On the market and accepting offers. Usually available to show.
• Active With Contract or Active Under Contract: An offer is accepted with contingencies, but the seller is still marketing and may take backups.
• Pending or Pending/Do Not Show: The contract is in place and contingencies are satisfied or waived. No showings in Do Not Show status and backups are uncommon.
• Pending Continue to Show: Under contract, but still showing and may accept backups. Less common.
• Under Contract – Contingent: There is a specific contingency, such as inspection or financing. Showing and backups depend on the situation.
• Withdrawn or Temporarily Off Market: Not actively marketed right now. DOM may pause.
• Cancelled or Expired: Listing ended without a sale. If relisted, DOM rules may reset or roll into cumulative DOM.
• Closed/Sold: The sale is complete. Final price will appear in public records.

HOA and CDD fees in Orlando

HOA basics

• HOA fee and frequency: Often monthly, quarterly, or annually. Confirm what the fee includes and what it does not. Common inclusions are common‑area maintenance, landscaping, trash, security, and sometimes cable or internet. For condos, fees may also cover building insurance, elevator maintenance, and reserves.
• Documents and financials: Request bylaws, rules, budget, meeting minutes, reserves, and any recent reserve study. You typically need an estoppel letter near closing to confirm there are no unpaid fees tied to the property.

What a CDD is and why it matters

• CDD defined: A Community Development District is a special district in Florida that funds community infrastructure like roads, stormwater, parks, and amenities. Many planned communities since the 1990s use CDDs under Florida Statute Chapter 190.
• How it appears in listings: You will often see a separate CDD fee field with an annual amount and a note if it appears on the tax bill.
• How it is paid: Many CDD assessments are billed annually on the property tax bill. Some may be collected by the HOA or billed separately. CDDs often involve bond repayments that show up as recurring assessments until the bonds are paid off.
• Why it matters: CDD fees add to your ongoing housing costs and can be recorded as liens if unpaid. Always add HOA and CDD amounts to your monthly budget when comparing neighborhoods.
• Verification tip: Look up recent tax bills through the Orange County Property Appraiser and Tax Collector to confirm the most recent CDD amount, and consult the district’s posted budgets if needed.

Make sense of Days on Market

DOM can help you judge demand, but it is not the full story.

• What DOM measures: How long the listing has been active. Some systems also track cumulative DOM (CDOM) for total time across consecutive listings.
• Why DOM can mislead: A listing that is withdrawn and relisted may reset or continue counting depending on MLS rules. Coming Soon and Temporarily Off Market statuses can also affect DOM. Review both price history and public records to see the bigger picture.
• How to use it: If DOM is long and price is above recent solds, pricing may be high. If DOM is very short at a low price, it could be a deal or a distressed sale. Ask for the property’s marketing history and any showing restrictions before you draw conclusions.

Red flags and how to verify

• CDD and HOA surprises: If HOA shows $0 but the community is known for a CDD, check the tax bill for a CDD assessment.
• Flood zone and elevation: Orlando has many lakes and low‑lying areas. If flood risk matters to you, check FEMA maps and ask for a survey or elevation certificate.
• Square footage discrepancies: If living area differs from the tax roll, ask how it was measured and consider a third‑party measurement.
• Older systems and permits: If major updates are advertised, verify permits in county records.
• Inclusions and exclusions: Confirm in writing what stays. Do not rely on a casual note in public remarks.
• Special assessments and liens: Ask for recent HOA or CDD estoppel information and review county records for any municipal assessments.
• Seller property disclosure: If a seller answers “unknown” on important items, plan for a thorough inspection.
• Short sale or REO: Timelines and risks differ for distressed properties. Get specialized guidance before you write.
• Title issues: Use a trusted title company to check easements, deed restrictions, and liens.

Step‑by‑step when you like a listing

1. Note the MLS number, parcel ID, and status.
2. Compare list price to recent solds nearby. Ask your agent for comps.
3. Confirm living area method and whether lanais or porches are included.
4. Pull the tax bill to verify last year’s taxes and any CDD assessments.
5. Request HOA/condo documents, budgets, rules, and any reserve study.
6. Check permits for major renovations; ask for surveys or floor plans if available.
7. Verify school assignments directly with the district if schools matter to you.
8. Plan inspections appropriate for Florida homes, including termite and wind‑related inspections.
9. Ask whether the seller is accepting backup offers if the home is under contract.

Real‑world examples decoded

• Example: “HOA: $250/Quarter; CDD: $1,050/Year; Taxes: $3,200 (2024); DOM: 45; MLS# XXXXXX.”

  • Translation: You will owe HOA dues every 3 months. Budget for about $1,050 per year in CDD fees and verify whether that amount is on the tax bill. Taxes shown are last year’s and may change with exemptions or reassessment. The home has been active for 45 days.

• Example: “Status: Active With Contract; Contingency: Financing; Accepting backups.”

  • Translation: There is an accepted offer that depends on the buyer’s loan approval. The seller may consider your backup offer. Ask your agent about timing and the chances of the first contract falling through.

• Example: “Living area: 1,850 SF; Tax roll: 1,600 SF.”

  • Translation: The reported heated area is larger than the county’s record. Ask how it was measured and check for permitted additions. Consider a measurement if value hinges on size.

Work with a local guide

Reading an Orlando MLS listing is part art and part verification. When you understand status, fees, and DOM, you can compare homes clearly and move with confidence. If you want help decoding a listing, confirming taxes, or negotiating terms, our team is ready to guide you.

Have questions about a property or your next move? Connect with Burningham Realty for neighborhood‑savvy advice and a clear plan. Thinking about selling soon? Get Your Free Home Valuation.

FAQs

What does DOM vs. CDOM mean on Orlando listings?

• DOM is the current listing’s active days. CDOM, when available, shows total time marketed across consecutive listings. Relists and pauses can affect both, so review price and marketing history too.

What is a CDD fee in Central Florida communities?

• A CDD is a special district that funds community infrastructure. Its assessment is often billed annually on your property tax bill and should be added to your ongoing housing budget.

How accurate are taxes and square footage in the MLS?

• MLS taxes usually reflect last year’s bill and may not include new exemptions or reassessments. Square footage can differ from county records because of measurement methods, so verify before you rely on it.

What does Active With Contract mean for buyers?

• The seller has accepted an offer with contingencies, but the home may still show and accept backup offers. Ask your agent about the contingency timeline and whether submitting a backup makes sense.

How do HOA and condo fees differ in Orlando?

• HOAs often cover common‑area upkeep and services. Condos typically include more, such as building insurance and reserves. Always review documents and budgets to see what is included and whether special assessments are planned.