Davenport Housing Market Report: November 2026

By Nelson Cruz, P.A. | November 3, 2026

Davenport single-family listings carry a median asking price of $436,795 in the week of November 3, 2026, and Altos Research scores the local Market Action Index at 28, two points under the 30 its own scale calls balanced and down from 29 a month ago. Altos labels that reading “Slight Buyer’s Advantage.” The line that should set your asking price sits further down the same report: the median price of new listings is $387,000, which is $49,795 below the median asking price of the inventory already sitting there. September’s closings show why sellers arriving this week are pricing under the competition: the median Davenport sale closed at $375,490, with median cumulative days on market of 50 and a sold-to-list ratio of 1.00.

What the active listings show this week

Everything here comes from the Altos Research report for Davenport, Houses, week of November 3, 2026. These figures describe homes on the market rather than homes that sold, so a median list price is what sellers ask today, not a valuation and not a sale price.

Altos publishes the scale behind that index: around 30 is a balanced market with just enough supply to meet demand, 35 or more points to a seller’s market, and the low 20s or below is a buyer’s market. Davenport at 28 sits just below balanced and seven points under the seller’s-market threshold.

The price-change lines carry more instruction than the index does. With 42 percent of listings showing a decrease against 1 percent showing an increase, roughly 446 of the 1,062 homes on the market already carry a cut. Average days on market at 172 against a median of 112 confirms the shape of that problem, because an average 60 days above the median means a long tail of listings unsold for a very long time.

The new-listing figure is the most useful number on the page for anyone about to sign a listing agreement. Standing inventory asks a median $436,795, while homes arriving this week ask $387,000, which is 11.4 percent less. Sellers coming to Davenport now undercut the homes they compete against rather than matching them.

Why the citywide figure is the sum of three ZIP codes

Altos keeps a Davenport city report plus one per local ZIP code, and the city report covers all Davenport ZIP codes in Polk County. Pulled in the same search in the same week, the city median matches none of them.

The inventory column proves the aggregation. The three reporting ZIP codes hold 511, 303 and 248 active listings, which add to 1,062, the citywide inventory to the unit, and the 42 new and 61 absorbed listings citywide match the ZIP-level totals precisely. ZIP code 33836 has a report but published no values this week, so it contributes nothing here.

That leaves a $159,100 distance between the 33837 and 33896 medians inside one city name, and the gap is not only about price. The quartile detail puts every 33837 segment at five to seven years old, while three of the four segments in 33897 run 21 to 23 years old. ZIP code 33896 is also the only Davenport ZIP where new listings ask more than standing inventory, $564,950 against $549,000. A comparable pulled from the wrong ZIP code describes a different age of house at a different price.

What actually closed in September

Asking prices record what sellers want and closings record what buyers paid. These figures come from our own Stellar MLS pull for Single Family Residence homes with the MLS city field set to Davenport, across ZIP codes 33837, 33896 and 33897.

The first two rows move in opposite directions, and that matters. A median sold price 0.4 percent higher paired with a median price per heated square foot 1.7 percent lower usually reflects a change in what sold rather than a change in value, because larger homes in the mix lift the dollar median while the price paid per square foot slips. The per-square-foot line is the better read on value.

The sold-to-list ratio is the row sellers should sit with longest. A median of 1.00 in both years means the typical Davenport closing happened at the asking price. Set against the 42 percent of listings now carrying a cut, buyers pay the asking price when the asking price is right, and sellers who open high correct later and wait an extra 10 days at the median.

One limit applies to every Davenport figure here, from both sources. Our export notes record that the Davenport MLS city field takes in vacation-home areas, so these counts blend primary residences with resort-style product. The FAQ below covers what that does to a citywide median.

Based on information from Stellar MLS and sourced by MVP Home Group, Real Broker LLC for the period September 1, 2026 through September 30, 2026 (and September 1, 2025 through September 30, 2025), for Single Family Residence in Davenport, Polk County. This information may or may not include all listed expired, withdrawn, pending or sold properties of one or more members of Stellar MLS.

What the numbers mean if you are deciding whether to list

1. Price against September closings and this week’s new listings. Standing inventory asks a median 16.3 percent above September’s closed median, while new listings ask 3.1 percent above it. The second group is your real competition for the next buyer.
2. Use price per square foot as the anchor. September’s closed median was $186.51 per heated square foot. Dollar medians move when the mix changes, and Davenport’s mix is unusually wide; a per-square-foot figure survives that.
3. Decide now whether you will join the 42 percent. The cost of opening high shows in the distance between a median 112 days on market among active listings and a median 50 cumulative days on September’s closings.
4. Find your quartile and ZIP code before you set a number. Altos splits the market into four segments of roughly 25 percent each, and they are not behaving alike.

Days on market climb with every step up in price, from 91 days in the bottom quartile to 168 in the top, a 77-day spread inside one city in one week. The two middle quartiles clear fastest relative to supply, each absorbing 19 listings against 6 and 12 new ones, while the top quartile merely replaced what it lost at 9 and 9. The bottom quartile alone added more than it shed, 15 new against 14 absorbed, so entry-level sellers face the most new competition.

Absorbed needs defining before anyone reads those columns as sales. It means the listing is no longer active, covering homes that went under contract along with listings that expired, were withdrawn or were cancelled. It measures inventory leaving the market, not sales.

What the same numbers mean for a buyer

A buyer reads different signals off the same page. Supply is deep at 1,062 active homes, 42 percent have already cut price, and 1 percent have raised one. The 1.00 median sold-to-list ratio still says lowball offers are not what closed in September, so the opening is a well-supported offer on a listing sitting past the 112-day median. Altos puts the median rent at $2,390 the same week.

Frequently asked questions

Is Davenport a buyer’s market right now?

Altos labels its own reading “Slight Buyer’s Advantage,” and at 28 the index sits two points below the 30 that company calls balanced, well above the low 20s it calls a buyer’s market. Supply is ample at 1,062 active homes, nearly half have cut price, and well-priced homes still closed at full asking price in September.

Why is the median asking price higher than the median sold price?

They measure different things. The $436,795 median list price describes every single-family home active in the week of November 3, 2026, including homes listed for months. The $375,490 median sold price describes homes that closed during September 2026. Active listings carry the homes that have not found a buyer yet, the group most likely to be priced above the market.

Do these Davenport figures include vacation rental homes?

Yes, and no published Davenport median separates them out. The Altos quartiles show the result: a top segment of seven-bedroom homes averaging 3,869 square feet, and ZIP code 33896 posting a $549,000 median against $389,900 in 33837. If you own a three-bedroom primary residence, the citywide median is not describing your house. Price from your ZIP code and your quartile.

Where to go from here

If you are weighing a sale in Davenport, the useful next step is a number for your own home, ZIP code and quartile. Start with our home valuation tool and let us reconcile it against what has actually closed in your price bracket.

For a direct conversation about pricing and timing, book a strategy session with Nelson. Sellers estimating proceeds should read what you actually net selling a house in Florida. For a nearby market, see our Kissimmee housing market report for November 2026, and buyers new to the area can start with our Davenport lifestyle guide.

Featured image: AI-generated editorial illustration showing an elevated view across a Central Florida residential subdivision, with rows of tile and shingle rooftops on two-story houses, a curving street, screened pool enclosures, a retention pond and young palms in clear morning light. Not a particular property or neighborhood.