Lake Mary 32746

Seminole County, FL · 15,792 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

58affordability /100

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

Payment burden
25.4%
affordable
Days on market
34
daily
Price cuts
27.7%
of active
Valuation
-20.6%
vs assessor
Look up an address
58
/100
Mixed
cooling · seller slight · prices easing year-over-year.
Price trend
35
Affordability
85
Valuation
50
Economic health
58

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

38/ 100SellerBalancedBuyer
Seller's Market
DOM: 40d (falling) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)25
Valuation Gap (25%)10
Supply & Demand (20%)100
Buy vs Rent (15%)50
Cancellation Rate (10%)0
Days on Market (5%)40

Seller-favored market in 32746. Expect to pay at or near list price. Payment burden: 25.5% of median income. Median days on market: 40. Renting is approximately 62% cheaper than buying (price-to-rent ratio: 19.5).

Buyer Caution

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

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

Market is cooling with expanding inventory. Sellers hold a slight edge. Prices down 1.5% YoY.

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Market snapshoteach number, once

Median price
$468,162
▾ 1.5% YoY
Days on market
34
daily · zip_data
Median rent
$1,997
ZORI
Investor score
48/100
cash-flow lens
Active listings
160
90-day

Valuation3 lenses, different anchors

vs assessor
-20.6%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$371,600
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+71.3%
County-wide market — the widest, slowest signal.
Seminole+71.3%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$244
Price-to-income4.2×

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How 32746 ranks in FL
percentile vs all Florida ZIPs · n=1098
Market velocity90%
Supply tightness68%
Affordability76%
Investment yield22%
Appreciation56%

Affordability, supply & momentum

42SUPPLY
BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply15.6 mo
Days on Market34d
Inv vs History-11.8%
Listing Density8.6/1k
Affordability — payment burden
Monthly payment (P&I)$2,365
Payment burden25.4%
Median income · ZIP$111,534
Mortgage rate6.49% · 30yr
Total monthly own$2,833
Monthly rent$1,997
Market dynamics
Price cut %27.7%
Momentumcooling
LeverageSELLER SLIGHT
Months of supply15.6
Sales (90d)0
Investment analysis
Median rent$1,997
Price-to-rent19.5
Est. cap rate3.3%
Buy vs rentneutral

Livability

Walk score4
Transit score2
Bike score—

Historical trends

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Seminole 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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