Lake Mary 32746

Seminole County, FL · 15,792 properties · updated 7/26/2026

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

26.2%

affordable

Days on market

daily

Price cuts

30.1%

of active

Valuation

-21.1%

vs assessor

Look up an address

/100

Mixed

cooling · seller slight · prices easing year-over-year.

Price trend

Affordability

Valuation

Economic health

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

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: 25.6% 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.

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/32746" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Lake Mary 32746 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/orlando/zip/32746?utm_source=embed&utm_medium=backlink">Lake Mary 32746 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$470,894

▾ 0.4% YoY

Days on market

daily · zip_data

Median rent

$2,059

ZORI

Investor score

48/100

cash-flow lens

Active listings

160

90-day

Valuation3 lenses, different anchors

vs assessor

-21.1%

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

+70.6%

County-wide market — the widest, slowest signal.

Seminole+70.6%

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-11.1%

Listing Density8.6/1k

Affordability — payment burden

Monthly payment (P&I)$2,433

Payment burden26.2%

Median income · ZIP$111,534

Mortgage rate6.71% · 30yr

Total monthly own$2,904

Monthly rent$2,059

Market dynamics

Price cut %30.1%

Momentumcooling

LeverageSELLER SLIGHT

Months of supply15.6

Sales (90d)0

Investment analysis

Median rent$2,059

Price-to-rent19.5

Est. cap rate3.3%

Buy vs rentneutral

Livability

Walk score4

Transit score2

Bike score—

Historical trends

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Price bandsmix-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 Seminole.

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.

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	$195k	$175	92	13.4%	ZIP
$250k–$500k	$399k	$228	282	41.1%	ZIP
$500k–$750k	$580k	$259	173	25.2%	ZIP
$750k–$1M	$850k	$266	63	9.2%	ZIP
$1M–$1.5M	$1.17M	$319	51	7.4%	ZIP
$1.5M–$2M	$1.56M	$347	16	2.3%	ZIP
$2M+	$2.75M	$359	65	—	COUNTY · Seminole, FL
All sales (the headline median)	$474k	$242	686	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 32746.

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.

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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.

ZIP 32746→Seminole County, FL

12-Month Direction

-2Stable

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

36· 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 Burden50

30.1%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent32

1.521x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation9

+70.6%

overvalued

Source: Lotvox comps · Updated 2026-05-15