Lake City, FL · Columbia County, FL · 5,312 properties with county records
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Fort White 32038 is in Columbia County, FL, part of the Gainesville Metro. The typical home value in Fort White 32038 is $304,796 (Zillow Home Value Index, August 2026), down 1.9% from a year earlier. Homes that sold went under contract in a median 85 days, and 26% of listings took a price cut (Redfin Data Center, period ending Aug 31, 2026). On Lotvox's market-leverage reading of that data, with 3 months of supply, buyers hold the advantage. The Lotvox Turnover Index is not published for 32038 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Columbia County's 4 ZIPs with a Zillow value, the middle one is $269,379, so 32038 sits 13% above the county middle. Lotvox holds county assessor records for 5,312 properties in 32038.
Headline value data through August 2026. Each source below carries its own date.
Is 32038 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Aug 31, 2026, 32038 is a buyer's market. Homes went under contract in a median 85 days with 3 months of supply.
What do homes in 32038 sell for?
The typical home value in 32038 is $304,796 (Zillow Home Value Index, August 2026), down 1.9% in a year. County records put the median at about $193 per square foot (computed Apr 21, 2026).
Who is likely to sell in 32038?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 32038 has not passed that test yet. When it does, the score appears here.
How does 32038 compare to Columbia County?
32038's typical value of $304,796 compares with a middle value of $269,379 across Columbia County's 4 ZIPs. Both are Zillow Home Value Index figures for August 2026.
Where does this 32038 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / seller
buyer-timing lens
Negotiate Hard
Needs 14% correction for affordability
DOM: 81d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)100
Supply & Demand (20%)100
Buy vs Rent (15%)100
Cancellation Rate (10%)0
Days on Market (5%)75
Moderate buyer leverage in 32038. Room to negotiate 5-10% below list. Payment burden: 32.4% of median income. Median days on market: 81. Renting is approximately 157% cheaper than buying (price-to-rent ratio: 30.9). Market appears 38% overpriced vs. assessed values.
What to Offer
Offer 5-10% below list. You have room to negotiate.
Housing pulse — Housing pulse could not be loaded (429).
Price bands
mix-shift
Price Bands — the median behind the median
A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Columbia.
Current tiers · 12 months to Aug 25floor 10 sales/tier
1 tier had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row. 4 tiers had too few sales at every level and are left blank rather than estimated.
Tier
Median
$/sqft
Sales
Share
Source
Under $250k
$130k
$118
103
71.0%
ZIP
$250k–$500k
$360k
$179
37
25.5%
ZIP
$500k–$750k
$567k
$178
40
—
COUNTY · Columbia, FL
$750k–$1M
—
—
—
—
fewer than 10 sales at zip, county and metro level
$1M–$1.5M
—
—
—
—
fewer than 10 sales at zip, county and metro level
$1.5M–$2M
—
—
—
—
fewer than 10 sales at zip, county and metro level
$2M+
—
—
—
—
fewer than 10 sales at zip, county and metro level
All sales (the headline median)
$175k
$139
145
100%
ZIP
No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.
National context — not local
NAR's aggregate existing-home median for the United States and the South census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 32038.
United States
South
Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.
Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
ZIP 32038→Columbia County, FL
12-Month Direction
-12Moderate Deterioration
Confidence
100%
DeterioratingStableImproving
BuildersLens Market Intelligence
Market Score
44· Weak
Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.
Payment Burden
34.9%
stretched
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.4% · Zillow ZHVI · Census income · Updated 2026-10-08
Price-to-rent
30.8x
favors renting
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation4
+78.1%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
3 mo
balanced
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-08-31
Insurance Risk
47/100
moderate
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
5.5%
FL 4.5%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0845d ago
Poverty Rate
17.0%
FL 12.4%US 12.6%
Higher than many comparable counties
Median Household Income
$55,070
FL $72,373US $82,006
Near national averages
Cost of Living (RPP)
101.2
FL 101.2US 100.3
Near national averages
Home Value (ZHVI)$271,232
County data: BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
