By Sal DiBenedetto, Licensed Real Estate Broker · The DiBe Group, brokered by eXp Realty · Updated October 2026

Quick answer: A flat fee listing in Highlands County puts your Sebring, Avon Park or Lake Placid home, lake property or acreage on Stellar MLS for one flat listing fee instead of a percentage commission. Nothing is due upfront; the fee is paid at closing. You get MLS syndication to Zillow, Realtor.com and Redfin, professional photos, pricing help and offer and contract support from a licensed Florida broker.

Highlands County sits on the Lake Wales Ridge in the middle of the Florida peninsula, between Polk County to the north and Glades County and Lake Okeechobee country to the south. The University of Florida’s Bureau of Economic and Business Research estimated about 108,000 residents as of April 2025. Sebring is the county seat, with about 11,900 people inside city limits, while Avon Park has about 9,800 and the Town of Lake Placid about 2,400. Most residents live outside those city limits, in lake communities such as Sun ‘n Lake, Spring Lake, Placid Lakes, Leisure Lakes and Avon Park Lakes, in 55+ and manufactured home communities, and on rural land around Lorida and Venus.

I am Sal DiBenedetto, a licensed Florida real estate broker with The DiBe Group, brokered by eXp Realty. I list Highlands County properties on Stellar MLS, which reaches agents across Central Florida, Tampa Bay, Orlando and the Gulf Coast who send buyers to the Heartland. A flat fee MLS Highlands County listing gives your home that wide exposure while keeping more of your equity. For the full program overview, visit the Southwest Florida flat fee listing hub.

Which MLS covers Highlands County?

Highlands County has its own local MLS, the Heartland MLS, run by the Heartland Association of Realtors in Sebring and covering Highlands and Hardee counties. Many local offices are members of both Heartland and Stellar MLS. I list on Stellar MLS, the large regional MLS used across Central and West Central Florida. That gives your property visibility to the many buyers who come to Highlands from Polk, Hillsborough, Orange, Sarasota and Manatee counties and whose agents work in Stellar, plus syndication to the major home search websites. If you want to know whether a dual listing on the local MLS makes sense for your specific property, ask and I will give you a straight answer.

What is the Highlands County housing market like in 2026?

Highlands is one of the more affordable housing markets in Central and South Florida, and in 2026 it has tilted toward buyers. Redfin reported a county median sale price of about $242,000 for the three months ending September 2026, down roughly 9.5% from a year earlier, with a median of about 68 days on market and about 132 homes sold in September. Homes sold for about 96.3% of list price on average. Zillow counted about 918 homes for sale in August 2026, and roughly 23% of listings had taken a price cut. Trailing-12-month data from Momentum put supply near 9.6 months, well above the 3 to 6 months usually considered balanced.

What that means for sellers is simple: buyers have choices, so price, condition and presentation decide which homes sell. Homes that are priced to the most recent comparable sales, photographed well, and described with the facts buyers care about (roof age, insurance, lake access, community fees, well and septic) tend to move. Homes that are priced on hope sit. A flat fee listing helps here because the money you save on commission can go toward a sharper price, a repair, or a closing cost credit that gets a buyer over the line.

Figures are approximate and rounded. Community medians come from a small number of sales and can change sharply. A pricing review for your property is more reliable than any average.

How much can a flat fee listing save on a typical Highlands County sale?

Commissions are negotiable in Florida, but many sellers have historically paid 5% to 6% in total. On a home near the Highlands County median of about $242,000, a 6% total commission would be about $14,520, and the listing side alone at 3% would be about $7,260. On a lower-priced manufactured home or condo the percentage takes an even bigger bite out of the proceeds. A flat fee listing replaces the percentage on the listing side with one flat listing fee, so you keep more of your equity regardless of the sale price.

Since the 2024 National Association of Realtors settlement, buyer agent compensation is no longer advertised on the MLS. You decide what, if anything, to offer, and buyers can ask for it in their offer. In a market with plenty of inventory, a modest buyer agent offer or closing cost credit can make a difference, and I will help you decide. Read who pays the buyer’s agent in Florida for the details, and run your numbers with the seller net sheet.

Highlands County property types we list

Lakefront homes on Lake Jackson, Lake June, Istokpoga and the ridge lakes

Highlands has dozens of named lakes, and lake living drives much of the market. Lake Istokpoga, at about 27,000 acres, is the county’s largest lake and one of the five largest in Florida, known for bass fishing and very shallow water (an average depth of about four feet). Lake Jackson, about 3,200 acres, sits inside Sebring with clear water and sandy shores. Lake June in Winter, Lake Placid, Lake Clay and Lake Josephine are other popular lakes. Buyers of lake homes ask about water depth at the dock, boat ramp access, seawalls, flood zone and any permits for docks or shoreline work, so we gather those details before going live.

55+ and manufactured home communities

Retirees and seasonal residents have long been part of the Highlands market. Age-restricted communities include Highlands Ridge in Avon Park, Tomoka Heights and Covered Bridge in Lake Placid, and Cormorant Point, Hidden Creek, Thunderbird Hill and Ashley Oaks in Sebring. Many of these and other parks are built around manufactured homes. Before listing, we confirm whether the land is owned or leased, the lot rent or HOA fees, age verification and buyer approval rules, and the home’s title and year of manufacture, which affect financing and insurance.

Golf and planned communities: Sun ‘n Lake, Golf Hammock, Placid Lakes

Sun ‘n Lake of Sebring is a large planned community run by its own special district. Golf Hammock in Sebring and Placid Lakes and Leisure Lakes near Lake Placid are other established neighborhoods with golf, lakes and a mix of newer and older homes. These communities attract both full-time families and retirees, and buyers want to know about district assessments, HOA rules and golf membership options.

Citrus groves, ranches and rural acreage

Highlands is one of Florida’s most important citrus counties. The USDA’s 2026 Commercial Citrus Inventory ranked it second in the state with about 34,700 acres of commercial citrus, just behind Polk. Around Lorida, Venus, Lake Placid and the Kissimmee River side of the county, you will find groves, cattle pasture and homes on acreage. Buyers of this land want accurate acreage, zoning and land use, well and septic details, fencing, irrigation, agricultural classification status, and, for groves, the condition of the trees in the age of citrus greening.

Vacant lots

Much of Highlands was platted decades ago, so there are many vacant residential lots in places like Sun ‘n Lake, Avon Park Lakes, Placid Lakes and Leisure Lakes. Lot buyers ask about road access, utilities versus well and septic, flood zone, and any district or HOA assessments that apply to vacant land. A clear listing with an aerial photo and parcel data sells lots faster.

Highlands County seller issues to plan for

• Hurricane and tornado history. Hurricane Ian in 2022 caused serious flooding in parts of Highlands, including several low-lying mobile home parks, and reports at the time estimated about half of the citrus crop was lost. Hurricane Milton in October 2024 brought gusts of about 65 to 75 mph and five confirmed tornadoes, including an EF-2 near Lake Placid and EF-1s near Lorida, Venus and Archbold, per the National Weather Service. Buyers will ask about roof age and storm repairs.
• Insurance on manufactured and older homes. Many Highlands homes are manufactured homes or were built before modern wind codes. Insurance availability and cost can make or break a sale, so a four-point inspection, wind mitigation report and proof of roof and tie-down updates are worth gathering early.
• Well and septic. Outside city water and sewer service areas, private wells and septic systems are common. A recent septic pump-out and inspection and a basic water test help buyers and lenders move ahead with confidence.
• Special district assessments. Sun ‘n Lake of Sebring Improvement District charges non-ad valorem assessments that, starting with the 2025 tax cycle, appear on the Highlands County property tax bill. For fiscal 2025/2026 the district listed about $843 a year for a single-family home or condo. Buyers need these numbers up front.
• Flood zones and lake levels. Lakefront and low-lying properties, especially near Lake Istokpoga, the Kissimmee River and Arbuckle Creek, may be in flood zones or have flooding history. Florida requires a flood disclosure on residential sales; see Florida flood disclosure for home sellers.
• Agricultural classification and groves. If your land has an agricultural classification from the Highlands County Property Appraiser, the buyer must qualify on their own; taxes can change if the use changes. Grove sellers should have production history and any grove care contracts ready.
• Seasonal and vacant homes. Many owners live elsewhere part of the year. If your home is vacant, we plan for showings, lockbox access, utility service and periodic checks so the property shows well while you are away.

Cities and communities we serve in Highlands County

• Sebring: the county seat, with Lake Jackson, the historic downtown circle, Sun ‘n Lake, Golf Hammock, Spring Lake and Sebring International Raceway, home of the 12 Hours of Sebring each March.
• Avon Park: the northern city, with lakes such as Lake Verona, Highlands Ridge 55+ community, Avon Park Lakes and South Florida State College nearby.
• Lake Placid: known for its murals and caladium fields, with Lake June in Winter, Placid Lakes, Leisure Lakes, Tomoka Heights and Covered Bridge.
• Lorida: rural acreage, ranches and fish camps on the east side of Lake Istokpoga.
• Venus: large-acreage ranch and citrus land in the southern part of the county.
• Spring Lake, Sun ‘n Lake, Avon Park Lakes, Placid Lakes and Leisure Lakes: larger unincorporated lake communities with many single-family homes and vacant lots.

How a flat fee listing works in Highlands County

1. Request a quote. Share your address, property type and timeline. Start with a free home value estimate if you like.
2. Pricing review. I study recent sales near you, including lake access, lot size and community, and recommend a list price.
3. Prepare the listing. Professional photos and, for land and lake homes, aerials; a description that covers fees, roof, insurance, well and septic and flood zone.
4. Go live on Stellar MLS. Your property is visible to agents across Central and West Florida and syndicates to Zillow, Realtor.com and Redfin.
5. Showings and offers. Even if you live out of the area part of the year, we set up access and I help you evaluate every offer and counteroffer.
6. Contract to closing. I help with inspections, appraisal, insurance questions and the title company until closing, when the flat listing fee is paid.

Flat fee listing vs. traditional agent vs. FSBO in Highlands County

Many Highlands buyers are relocating from other parts of Florida or from out of state, so they rely on agents and MLS-fed websites more than yard signs. Our article on flat fee MLS vs. FSBO in Florida compares the options in more depth.

Highlands County closing costs for sellers

• Documentary stamp tax on the deed: 0.70% of the sale price, the Florida statewide rate, customarily paid by the seller. On a $242,000 sale that is about $1,694.
• Owner’s title insurance: in much of Central Florida the seller customarily pays for the owner’s policy, but it is negotiable in the contract. Your title company will confirm Highlands custom and the promulgated premium.
• Prorated property taxes: Florida taxes are paid in arrears, so the seller credits the buyer for the current year up to closing. Bills come from the Highlands County Tax Collector, based on values and exemptions set by the Highlands County Property Appraiser. Remember that special district assessments, such as Sun ‘n Lake’s, are on the same bill.
• HOA, park or district items: estoppel letters, any transfer or approval fees, and lot rent proration for leased-land manufactured homes.
• Mortgage payoff, liens and municipal or county searches for open permits or code issues.
• Your listing fee and any buyer agent compensation or seller credit you agree to.

If you are moving within Florida, ask the Highlands County Property Appraiser’s office about transferring your Save Our Homes benefit, known as portability, to your next homestead.

When is the best time to sell in Highlands County?

Highlands has a strong seasonal rhythm. Winter residents arrive in the fall and stay through spring, and January through April is usually the busiest time for showings, especially for 55+ homes, lake homes and manufactured homes. Sebring also fills with visitors for the 12 Hours of Sebring each March. Listing in late fall or early winter lets you catch that season from the start. Summer brings fewer seasonal buyers but steady demand from families and buyers relocating within Florida. With median days on market near 68 days in 2026 and a large inventory, plan on two to three months to a contract plus 30 to 45 days to close for a financed buyer.

Tips for selling your Highlands County property

• Price to the most recent sales, not to last year’s peak. With several months of supply, the first few weeks matter most.
• Gather insurance documents early: roof permit, four-point and wind mitigation reports, and tie-down certification for manufactured homes.
• For lake homes, show the water. Aerial photos and a clear description of dock, ramp and water depth help out-of-area buyers.
• Have your community fees ready, including Sun ‘n Lake assessments, HOA dues or park lot rent.
• Service the septic system and test the well if you have them.
• If you are away for the summer, arrange lawn care, AC settings and a local contact so the home shows well.

Sources: Redfin county and city housing market data (Sept 2026 and Q1 2026); Zillow Home Value Index and inventory (Aug 2026); Momentum market data for months of supply and community medians (Oct 2026); University of Florida BEBR April 2025 population estimates; USDA NASS 2026 Commercial Citrus Inventory; National Weather Service Tampa Bay Hurricane Milton post-storm report; WGCU/WLRN reporting on Hurricane Ian (Oct 2022); Sun ‘n Lake of Sebring Improvement District assessment schedule FY 2025/2026; Heartland Association of Realtors; Wikipedia (Lake Istokpoga, Lake Jackson); 55places.com.

Highlands County Flat Fee Listing FAQ

About the Author: Sal DiBenedetto

Sal is a licensed Florida real estate broker with The DiBe Group, brokered by eXp Realty. He lists homes on the Southwest Florida MLS and Stellar MLS and helps homeowners from Sarasota to Naples sell without paying a percentage-based listing commission. More about Sal · Contact