Orlando 32804

Orange County, FL · 18,599 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

55affordability /100

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

Payment burden

27.6%

affordable

Days on market

daily

Price cuts

36.3%

of active

Valuation

-17.3%

vs assessor

Look up an address

/100

Stable

stable · balanced · prices rising 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: 67d (falling) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)25

Valuation Gap (25%)10

Supply & Demand (20%)20

Buy vs Rent (15%)75

Cancellation Rate (10%)0

Days on Market (5%)75

Seller-favored market in 32804. Expect to pay at or near list price. Payment burden: 27.2% of median income. Median days on market: 67. Renting is approximately 72% cheaper than buying (price-to-rent ratio: 20.6).

Buyer Caution

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

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

STABLEBALANCED

Market is holding steady with balanced conditions. Conditions are balanced between buyers and sellers.

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/32804" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Orlando 32804 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/orlando/zip/32804?utm_source=embed&utm_medium=backlink">Orlando 32804 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$505,742

▴ 0.8% YoY

Days on market

daily · zip_data

Median rent

$2,072

ZORI

Investor score

47/100

cash-flow lens

Active listings

90-day

Valuation3 lenses, different anchors

vs assessor

-17.3%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$418,340

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+70.9%

County-wide market — the widest, slowest signal.

Orange+70.9%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$191

Price-to-income4.5×

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How 32804 ranks in FL

percentile vs all Florida ZIPs · n=1098

Market velocity65%

Supply tightness92%

Affordability66%

Investment yield21%

Appreciation76%

Affordability, supply & momentum

69SUPPLY

Tight MarketSupply Tightness

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

Months of Supply2.8 mo

Days on Market57d

Inv vs History-21.3%

Listing Density10.5/1k

Affordability — payment burden

Monthly payment (P&I)$2,613

Payment burden27.6%

Median income · ZIP$113,466

Mortgage rate6.71% · 30yr

Total monthly own$3,119

Monthly rent$2,072

Market dynamics

Price cut %36.3%

Momentumstable

LeverageBALANCED

Months of supply2.8

Sales (90d)0

Investment analysis

Median rent$2,072

Price-to-rent20.6

Est. cap rate3.2%

Buy vs rentfavors renting

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 Orange.

Current tiers · 12 months to Aug 25floor 10 sales/tier

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	$194k	$206	28	5.6%	ZIP
$250k–$500k	$395k	$318	192	38.5%	ZIP
$500k–$750k	$610k	$350	138	27.7%	ZIP
$750k–$1M	$856k	$366	63	12.6%	ZIP
$1M–$1.5M	$1.25M	$391	43	8.6%	ZIP
$1.5M–$2M	$1.56M	$476	20	4.0%	ZIP
$2M+	$2.80M	$517	15	3.0%	ZIP
All sales (the headline median)	$543k	$345	499	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 32804.

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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Orange County contextmacro · jobs · debt · migration

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

ZIP 32804→Orange County, FL

12-Month Direction

-8Stable

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

35· 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 Burden46

32.4%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent34

1.486x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation6

+70.9%

overvalued

Source: Lotvox comps · Updated 2026-05-15