In Rural Central Florida, Affordable Real Estate Holds Steady While the Middle Market Stalls

Written by:

Alejandra Rodriguez

Date:

22 Jun 2026

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In a real estate environment shaped by elevated interest rates, inflation, and post-pandemic corrections, rural markets are often overlooked. Yet in Marion County, Florida, a quieter but telling story is unfolding, one that offers a useful perspective for investors and professionals watching how smaller, affordable markets absorb economic pressure differently than their urban counterparts.

Marion County’s combination of low prices and proximity to growing metro areas has kept it on buyers’ radar even as activity slows nationally. With mortgage rates still hovering near seven percent and cost-of-living pressures squeezing middle-income households, the county’s market is splitting along income lines, active at the top and bottom, but sluggish in between.

John Wayne “Duke” Rountree, Broker and Owner of Rountree Realty Corp., has been working this market since 1999. Operating primarily out of the Fort McCoy and Salt Springs area in northeast Marion County, he has navigated the 2008 crash, the COVID boom, and now what he describes as a “market adjustment.” His read on current conditions reflects both the durability and the specific vulnerabilities of rural Central Florida real estate.

A Market Built on Affordability

Marion County’s primary appeal is straightforward: it remains one of the least expensive places to buy a home in Florida. That distinction carries real weight as property values in South Florida and other urban centers have climbed sharply in recent years. Buyers priced out of metro areas can purchase significantly more home in Marion County for the same dollar amount.

The range of what trades in zip code 32134 – the largest in Marion County – reflects that diversity of demand. Properties move from small quarter-acre lots in the Ocala National Forest at around $5,000 to $6,000, all the way up to waterfront homes pushing past $1 million. That breadth means Rountree Realty serves a wide cross-section of buyers, from cash investors picking up entry-level lots to buyers seeking lakefront or river properties with more significant budgets.

Where the Market Is Stalling

Not everything is moving equally. The segment showing the most friction sits in the $150,000 to $350,000 range, what Rountree calls the “middle market.” Below that threshold, cash buyers remain active. Above it, wealthier purchasers are less sensitive to interest rate fluctuations. It is the working-class buyer in the middle who is pulling back.

Rising fuel and everyday costs are the main pressure points. With gas above $4 per gallon and household expenses climbing across the board, middle-income buyers are prioritizing stability over new purchases. “Unless they have to make a purchase out of necessity, real estate is kind of on the back burner,” Rountree says.

The exception within that stalled range is properties with something distinctive about them. Homes with water features, a small pond, or an acre or two of land are still generating activity. “The unique properties are still getting good traction,” he says, “but the standard house that’s out there, not as much activity on that at this time.”

The Rate Lock Effect and Buyer Hesitation

Like brokers across the country, Rountree is watching the rate lock effect play out in real time. Sellers who secured mortgages at two or three percent during the pandemic years are reluctant to trade into a rate near seven percent. Meanwhile, buyers who experienced those low rates are waiting – sometimes counterproductively – for them to return.

Rountree argues that waiting carries its own cost. Florida properties have posted strong year-over-year equity gains, meaning buyers who delay may face higher purchase prices that offset any future rate improvement. “If you wait two years here in Florida, yes, your payment could be a little less, but the equity that you would gain is a big number,” he says.

His view is that a rate cut to around 6% – or slightly below – could meaningfully increase activity. Until then, sellers in his market are adjusting their expectations. Rather than broad price cuts, the more common response has been a willingness to negotiate, offer concessions, and price more aggressively from the outset.

The NAR Settlement’s Local Impact

The National Association of Realtors settlement, which removed buyer broker compensation from MLS listings, has added a layer of complexity to how transactions begin in rural markets. In areas where formal buyer representation agreements were less common, the change has required brokers to communicate their role more explicitly from the first conversation.

Rountree notes that when a buyer walks in, the discussion now starts immediately with compensation structure and the broker’s value proposition. For agents in smaller markets, where relationships have traditionally been informal, this represents a meaningful operational adjustment, one that rewards brokers who can clearly articulate what they bring to a transaction.

Local Conditions vs. National Headlines

One of the more consistent themes in Rountree’s assessment is the gap between what the national media reports and what is actually happening on the ground in northeast Marion County. Major outlets cover Orlando, Tampa, and Jacksonville. Smaller rural communities rarely feature in those reports, yet their market dynamics differ significantly.

That disconnect creates both a challenge and an opportunity for local brokers. Sellers who anchor their expectations to headlines may be misinformed about conditions specific to their neighborhood. Buyers who read about price corrections elsewhere may assume the same is happening in markets like Marion County, where values have largely held. “Real estate is local to every area,” Rountree emphasizes. “The information a lot of folks are getting from national news doesn’t always relate to exactly where they’re at.”

What Comes Next

Despite current headwinds, the longer-term picture for Marion County remains supported by structural factors that aren’t going away: Florida’s population growth, the county’s relative affordability, and steady demand from cash investors at the entry level. Rountree’s own client history reinforces that view. Over 27 years, he says, clients who held property for five, ten, or fifteen years have consistently built equity, in many cases passing it along as generational wealth.

For investors and professionals watching rural Florida, Marion County presents a market worth tracking. Its affordability relative to the rest of the state, its active investor base, and the resilience of its entry-level and upper-tier segments suggest structural support even as the middle works through its current slowdown. Whether rate relief arrives before year-end remains the key variable, but the underlying demand for affordable, rural Florida living shows no sign of fading.

About the Expert: John Wayne “Duke” Rountree is Broker and Owner of Rountree Realty Corp., serving the Marion County market in northeast Central Florida since 1999, with a primary focus on the Fort McCoy and Salt Springs area.

This article is based on information provided by the expert source cited above. It is intended for general informational purposes only and does not constitute legal, financial, or real estate advice. Readers should conduct their own research and consult qualified professionals before making any real estate or financial decisions.