WHERE WE OPERATE
Orlando Medical Office Market
The highest yield and the fastest sales of any Florida market we cover — and the one where a physician can still buy a building.
THE MARKET
Where the math still works.
Orlando is the only market we cover outside South Florida, and it behaves differently. Cap rates run 8.6% — two full points above Miami-Dade. Buildings sell for $312 a foot against $524 down south. And they sell fast: 5.8 months, the quickest of the five.
That combination — cheaper, higher-yielding, faster-moving — makes it the market where the numbers work for a buyer who cares about return. It is also a market of small buildings. Eighteen of the thirty-one that traded in the past year were under 5,000 square feet.
“Meanwhile there is almost no new supply. Half a percent of the county’s medical office is under construction, and a $423 million hospital campus is opening at Lake Nona this autumn.”
Orange County, at a glance
1.47M
Orange County residents
36.6
median age — the youngest of our markets
$79,719
median household income
820
medical office buildings
Why owners should care
Three forces, one direction
The highest yield of any market we cover.
8.6% cap rate — two points above Miami-Dade.
It moves.
5.8 months to sell, the fastest of the five.
Almost no new supply.
54,800 SF under construction against 10M SF of stock.
THE HEALTHCARE BUILDOUT
$423M opening at Lake Nona.
A new medical office building opens in October on the same 25-acre campus, ahead of the hospital.
Oct 2026
—
Medical office building
Opens ahead of the hospital, on the same 25-acre campus.
Nov 2026
$423M
AdventHealth Lake Nona hospital
Ten storeys, 10999 Narcoossee Rd. Opens with 80 beds, built to expand to 320. 500 staff at opening.
Existing
—
Lake Nona Medical City
Nemours Children’s Hospital · Orlando VA Medical Center · UCF Lake Nona Hospital (HCA Florida).
THE TWO MARKETS CoStar · August 2026
Orlando has two medical office markets.
The market as a whole is nearly full and barely building. What’s actually for sale is where the yield is.
The full marketEverything that exists
6.7%vacancy — 93.3% occupied10M SFacross 820 medical office buildings
8.6%market cap rate — highest of our markets
+47.8K SFabsorbed, past 12 months
What’s for sale~5% of the market
60buildings and suites for sale right now511K SFon the market
$312/SFmedian closed sale, trailing 12 months
5.8 motypical time to sell — fastest of our markets
THE OPPORTUNITY
Why the numbers work here.
You pay less per foot.
$312 against $524 in Miami-Dade for the same asset class.
You earn more on it.
8.6% cap rate, the highest of the five markets.
And you can still buy a whole building.
Eighteen of thirty-one trades were under 5,000 SF. The median suite sold for $344,500.
RECENT TRADESCoStar · August 2026
What’s actually traded in Orlando.
The five most recent single-building medical office sales in Orange County. Below them, where a building like yours has been landing.
| Property | Size | Price | Per SF | Closed |
|---|---|---|---|---|
| 1311 W Webster AveWinter Park · built 1954 | 3,316 SF | $1.45M | $437 | Jul 2026 |
| 159 Lookout PlMaitland · built 1991 | 5,150 SF | $950K | $184 | Jul 2026 |
| 311 E Evans StOrlando · built 1988 | 3,200 SF | $1.5M | $469 | Jun 2026 |
| 217 Hillcrest StOrlando · built 1981 | 7,814 SF | $3.65M | $467 | Jun 2026 |
| 2310 Raehn StOrlando · built 1991 | 2,977 SF | $930K | $312 | Jun 2026 |
BY BUILDING SIZE
The flattest size curve of any market we cover.
| Building size | Trades | Median | Middle half of trades |
|---|---|---|---|
| Under 5,000 SF | 18 | $340/SF | $256 – $549/SF |
| 5,000 – 15,000 SF | 10 | $293/SF | $202 – $461/SF |
| Over 15,000 SF | 3 | $265/SF | too few trades to range |
The flattest size curve of any market we cover. In Orlando a large building doesn’t trade at a steep discount to a small one — a sign that buyers here are pricing on income, not on address.
SUITES
The lowest entry price of any market we cover.
31· $66.6M
Whole-building sales. Individual owners.10· $21.7M
Portfolio deals. Institutional buyers.Orlando trades in small pieces — the median whole building here sold for roughly a third of Palm Beach’s.
condominium units and multi-property portfolio allocations excluded from medians.
Where We Work
Coverage across Orange County
We work medical office across Greater Orlando — from Lake Nona's Medical City to Winter Park and the western suburbs.
Lake Nona
Medical City & AdventHealth
Downtown Orlando
Orlando Health District
Winter Park
AdventHealth & Maitland
Dr. Phillips
Sand Lake & Tourist Corridor
MetroWest
West Colonial
Winter Garden
Ocoee & Horizon West
median $/SF — Downtown Orlando $426 · Tourist Corridor $412 · Winter Park $374 · West Colonial $364 · MetroWest $312 · South Orange $308
FAQs
The questions we get most
What is a medical office building worth in Orlando right now?
It depends on whether it's leased or owner-occupied, what the build-out supports, and where in the county it sits. Orlando carries the highest cap rates of any Florida market we cover, so buildings here are priced on income more than address. A Broker Opinion of Value is free and confidential, and it's the fastest way to get a real number for your specific building rather than a market average.
I still practice in my building — can I sell without relocating?
Yes. A sale-leaseback lets you sell the building and sign a lease to stay in the space you've built your practice around — you take the equity out without moving. It's a natural fit for owners who want liquidity, not a move.
How do you find buildings that never get listed?
Anyone can see the listings. The off-market positions behind them are what we bring. We work exclusively in medical office and we've built our own tools for sourcing off-market — sellers get a quiet exit, buyers get first look.
Does White Coat Capital cover all of Orange County?
Yes — from Lake Nona and downtown Orlando through Winter Park, Maitland, MetroWest, and Winter Garden.
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