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The Four Corners market right now (mid-2026)

Four Corners is the unincorporated stretch where Polk, Lake, Osceola, and Orange counties meet, minutes southwest of Walt Disney World — a CDP built almost entirely around vacation homes and new construction rather than a traditional downtown. Because it spans four counties, clean city-level series are thin, so the honest read comes from anchoring to the counties around it. The Four Corners tracker itself last printed a $410,000 median, down 4.7% year over year, at about $210 per square foot with a ~93-day median time on market (Redfin, Oct 2025). That cross-checks closely against Osceola County's $405,000 median, up 3.8% YoY (Redfin, Nov 2025) — two independent sources landing within $5,000 of each other.

The through-line is a market that has cooled off the peak and now rewards pricing discipline. Days on market in the low-90s and softening resale medians mean this is a negotiation market, not an auction — and on the Polk County side, where the typical home value sits near $298,816 (Polk County value index, July 2026), buyers get a materially lower entry point than the Osceola resort corridors. Agents who can price a resale against fresh builder inventory, and who understand the difference between a primary-residence buyer and an income-driven investor, are the ones getting these deals to the closing table.

The vacation-home and short-term-rental engine

What makes Four Corners unlike almost anywhere else in Florida is that its core product is the Disney-adjacent short-term-rental home. Purpose-built, STR-zoned resort communities dominate: ChampionsGate (median list price ~$517,000 — Redfin/Movoto, July 2026), with its guard-gated golf club and The Retreat's oasis water park; Solterra Resort in Davenport, where 89 homes changed hands over the trailing year at an average sold price of $514,138 and a 146-day average marketing time, on 4-to-6-bedroom product from Park Square and D.R. Horton priced roughly $340,000 to $1.325M (Top Villas Realty, July 2026); Reunion Resort, the guard-gated three-signature-course community with its own water park; and the broad Davenport-adjacent Polk corridor that supplies lower-entry inventory feeding the same rental demand.

The buyer here is rarely a conventional owner-occupant. These are income-driven vacation-home purchasers — 4-bedroom pool homes in top communities are running 68–78% occupancy, $195–$340 average nightly rates, and $52,000–$75,000 in gross annual income potential (Own Luxury Homes Disney-area STR guide, Q2 2026). A large share are international, with UK families a long-standing presence in the Osceola STR corridor drawn by the specifically STR-designated zoning, alongside domestic second-home and investor money. The majority of these vacation-home purchases close in cash, which changes how an agent runs a deal: fewer appraisal contingencies, tighter timelines, and buyers who care as much about rental projections and HOA rules as about the kitchen finishes.

2025–26 shifts: STR rules, new construction, and insurance

Short-term-rental regulation is the question every Four Corners investor asks, and the 2025–26 answer is stability by default. Florida's push to centralize vacation-rental rules under the state (SB 280) was vetoed in June 2024, no comprehensive STR bill passed in the 2025 session, and the 2026 effort died in the House in March (Florida Phoenix / legislative reporting, 2026). That leaves the pre-emption framework and local grandfathering intact — every whole-unit rental still needs a DBPR vacation-rental license and a Department of Revenue tax account, and local rules vary by county. The practical upshot for agents: Four Corners' purpose-built, STR-zoned resort communities remain the safe harbor, because the zoning was designed for nightly rental from day one.

New construction is still the beating heart of supply — national builders continue delivering resort product across ChampionsGate, Solterra, and the Davenport corridor, which means builder co-op commissions are a real, recurring lane and resale sellers are competing directly against incentive-loaded new inventory. And insurance, the variable that shaped every 2023–24 Florida deal, has finally turned: rates are broadly down 8–15% in 2026, Citizens filed its first rate cut since 2015 (~2.6%), State Farm filed a 10% statewide reduction, and 15-plus new carriers backed by $850M-plus in capital have entered the market (Florida insurance market reports, 2026). Average premiums still run roughly $3,815–$5,700 depending on coverage and location, so it remains a line item to quote early — but the direction of travel is finally a tailwind for closings, not a deal-killer.

MLS, association, and the commission math

Because Four Corners straddles four counties, its agents list through Stellar MLS — Florida's largest MLS and the third-largest in the country at roughly 60,000 subscribers — via a Stellar-affiliated board. The natural fit for the Osceola core is the Osceola County Association of REALTORS® (headquartered in Kissimmee, serving the market since 1924 with nearly 6,000 members), while the East Polk County Association of REALTORS® and the Orlando Regional REALTOR® Association cover the Polk and Orange sides — all on the same Stellar MLS. That single-MLS reach is a genuine advantage in a four-county CDP: one membership lets a Gromadzki agent work a Davenport resale, a ChampionsGate STR closing, and a Reunion listing without switching systems.

Now the math, at the real number. An agent closing 10 sides a year at the Four Corners ~$410,000 median grosses about $123,000 at 3% per side. At a 20% split brokerage, roughly $24,600 goes to the house — before any monthly desk or franchise fees; at a 30% split it's about $36,900. At Gromadzki, those ten closings cost $4,990 flat, and the remaining ~$19,600–$31,900 stays with the agent. Push the same 10 deals into the resort tier around Solterra's $514,000 average and the split only grows while the $499 fee doesn't move — which is the entire point in a market where vacation-home price points are the norm, not the exception.