Apopka 32712

Orange County, FL · 44,551 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

59affordability /100

Buyer leverage is seller slight; weigh payment burden and the 3-lens valuation before bidding.

Payment burden
25%
affordable
Days on market
55
daily
Price cuts
29.6%
of active
Valuation
-11.5%
vs assessor
Look up an address
62
/100
Stable
stable · seller slight · prices easing year-over-year.
Price trend
35
Affordability
85
Valuation
70
Economic health
59

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

35/ 100SellerBalancedBuyer
Seller's Market
DOM: 71d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)0
Valuation Gap (25%)60
Supply & Demand (20%)20
Buy vs Rent (15%)50
Cancellation Rate (10%)50
Days on Market (5%)75

Seller-favored market in 32712. Expect to pay at or near list price. Payment burden: 25.0% of median income. Median days on market: 71. Renting is approximately 28% cheaper than buying (price-to-rent ratio: 15.3).

Buyer Caution

Seller's market. Be prepared to pay near list price.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
STABLESELLER SLIGHT

Market is holding steady with balanced conditions. Sellers hold a slight edge. Prices down 1.2% YoY.

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Market snapshoteach number, once

Median price
$437,771
▾ 1.2% YoY
Days on market
55
daily · zip_data
Median rent
$2,379
ZORI
Investor score
64/100
cash-flow lens
Active listings
249
90-day

Valuation3 lenses, different anchors

vs assessor
-11.5%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$387,270
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+71.7%
County-wide market — the widest, slowest signal.
Orange+71.7%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$123
Price-to-income4.1×

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How 32712 ranks in FL
percentile vs all Florida ZIPs · n=1098
Market velocity67%
Supply tightness91%
Affordability80%
Investment yield48%
Appreciation61%

Affordability, supply & momentum

65SUPPLY
Tight MarketSupply Tightness

Supply is below normal — sellers are favored but buyers still have options.

Months of Supply2.8 mo
Days on Market55d
Inv vs History-18.2%
Listing Density15.6/1k
Affordability — payment burden
Monthly payment (P&I)$2,211
Payment burden25%
Median income · ZIP$106,264
Mortgage rate6.49% · 30yr
Total monthly own$2,649
Monthly rent$2,379
Market dynamics
Price cut %29.6%
Momentumstable
LeverageSELLER SLIGHT
Months of supply2.8
Sales (90d)0
Investment analysis
Median rent$2,379
Price-to-rent15.3
Est. cap rate4.2%
Buy vs rentneutral

Livability

Walk score2
Transit score1
Bike score—

Historical trends

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Orange County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

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