Selling Commercial Real Estate in Metro Orlando
Orange County’s current tax roll lists 26,962 commercial and industrial parcels with 436.9 million square feet of buildings. Companies own 71% of those parcels and owners outside Florida hold 21.5%, so your buyer is usually a professional who will underwrite every line.
That is why we start where the buyer will. We pull recorded sales from LGData, rebuild your income and expenses, and find the problems before a buyer’s inspection period does. A clean rent roll, current estoppels and a recent roof or insurance answer often protect more price than another round of marketing.
Every sale is different. Some properties belong on the open market; others do better with a short list of qualified buyers. We will tell you which we recommend and why, and you decide. Before you list, run the address through Analyze a Property or read our guide to how Orlando buyers underwrite.
- Get a value based on recorded sales and rebased income, not on asking prices.
- Gather leases, a rent roll, three years of operating statements, the survey, title policy and insurance.
- Talk to your CPA before you sign a listing: the tax plan, including any 1031 exchange, can change the timing.
- Choose how to market it: open listing or a targeted buyer list.
- Compare offers on certainty, not just price: deposit, inspection period, financing and closing date.
- Clear diligence and close. A financed sale often takes 60 to 120 days from signed LOI.
What it costs to sell in Orange County
| Item | What to expect |
|---|---|
| Deed documentary stamps | $0.70 per $100 of price. On a $2 million sale that is $14,000. Sellers customarily pay in Central Florida, but the contract controls. |
| Owner’s title policy | Customarily paid by the seller in Orange County; negotiable, and custom varies by county. |
| Broker commission | Negotiable and set in your listing agreement. |
| Prorations and credits | Property taxes, rents, tenant deposits and CAM reconciliations are settled at closing. |
| Mortgage payoff | Check your loan for prepayment penalties, yield maintenance or defeasance before you price. |
Source for stamp tax: Florida Department of Revenue. This is general information, not tax or legal advice.
Taxes on the gain
Florida does not tax an individual’s capital gains, but federal tax applies. Long-term gains are generally taxed at up to 20%, depreciation taken on real property can be taxed at up to 25%, and many investors also owe the 3.8% net investment income tax. A foreign seller is generally subject to 15% FIRPTA withholding at closing. Run the capital gains calculator for a first estimate, then confirm with your CPA.
A 1031 exchange can defer that tax if you reinvest in like-kind real property through a qualified intermediary. You cannot touch the proceeds, so the intermediary must be engaged before closing.
What a buyer will question
| Item | What the buyer does | How to prepare |
|---|---|---|
| Property taxes | Reprices them on the purchase price, because the 10% assessment cap resets on sale | Show the rebased figure yourself so your price holds up |
| Insurance | Gets a new quote, including wind | Share current premiums, roof age and wind-mitigation documents |
| Leases | Reads each lease and asks tenants for estoppels | Fix rent roll errors and resolve disputes early |
| Physical condition | Orders a property condition report and Phase I | Know your roof, HVAC and any environmental history |
Pricing by property type
Orlando prices differ widely by property type and ZIP. See recorded medians by property type, our guides to selling office, retail, industrial, multifamily, hotel and land, and the ZIP tables on the Downtown Orlando, Winter Park and International Drive guides.
Source: LGData analysis of the Florida Department of Revenue tax roll; arm’s-length, single-parcel sales, excluding hotels. See the Orange County data page.
Asset Classes Active in Orlando
Orlando attracts distinct buyer and tenant pools by asset class. Each card below opens our Florida-wide guide for that asset class — cap rate ranges, buyer demand profile, financing programs, and underwriting framework — applicable to Orlando sell-side transactions.
Thinking About Selling? Start With a Value.
Send us the address. We check it against recorded sales, rebase the numbers the way a buyer will, and tell you what we think it brings and why.
Frequently Asked Questions — Orlando Sell
How much is my Orlando commercial property worth?
It depends on income, property type, condition and ZIP. For income property, buyers divide rebased net operating income by a market cap rate and check the result against recorded sales. Orange County commercial sales ran at a median of $315 per square foot year to date through September 2026, up 13.7% from the same months a year earlier, but individual ZIPs and property types differ widely.
Who pays closing costs when selling commercial property in Orlando?
By Central Florida custom the seller pays deed documentary stamps of $0.70 per $100 of price and usually the owner’s title policy. The buyer pays loan-related taxes and lender costs. The purchase contract controls, so each item is negotiable.
How long does it take to sell a commercial building in Orlando?
Allow time for preparation and marketing, then often 60 to 120 days from signed letter of intent to closing on a financed sale. Cash buyers can move faster, and complicated leases, title or environmental issues take longer.
Do I pay Florida tax when I sell commercial property?
Individuals pay no Florida personal income tax on the gain, but federal capital gains tax, depreciation recapture and possibly the 3.8% net investment income tax apply. Corporations may owe Florida corporate income tax. Confirm your situation with a CPA.
Can I defer taxes when I sell?
Often, through a 1031 exchange into like-kind real property. Engage a qualified intermediary before closing, identify replacement property within 45 days and close within 180 days.
Should I get a broker opinion of value before listing?
Yes. A broker opinion of value built on recorded sales and rebased income shows what a buyer is likely to pay and what could hold the price back, while you still have time to fix it. It is not an appraisal.
