Orlando 32804

Orange County, FL · 18,599 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

55affordability /100

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

Payment burden
27.2%
affordable
Days on market
57
daily
Price cuts
33.5%
of active
Valuation
-17.9%
vs assessor
Look up an address
57
/100
Mixed
stable · seller slight · prices easing year-over-year.
Price trend
35
Affordability
85
Valuation
50
Economic health
55

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

28/ 100SellerBalancedBuyer
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: 27.3% 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.
STABLESELLER SLIGHT

Market is holding steady with balanced conditions. Sellers hold a slight edge.

Address lookup$99 report path

Look Up an Address in 32804

Just type the street — we'll auto-scope the search to ZIP 32804.

Actions
Export, share, or compare this ZIP
Compare
Get alerts when this market changes

Market snapshoteach number, once

Median price
$509,600
▾ 0.8% YoY
Days on market
57
daily · zip_data
Median rent
$2,063
ZORI
Investor score
47/100
cash-flow lens
Active listings
93
90-day

Valuation3 lenses, different anchors

vs assessor
-17.9%
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
+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$191
Price-to-income4.5×

Unlock Vacancy Data

Available with Lotvox Pro — $29/mo.

Start free trial
How 32804 ranks in FL
percentile vs all Florida ZIPs · n=1098
Market velocity65%
Supply tightness92%
Affordability66%
Investment yield21%
Appreciation67%

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-20.9%
Listing Density10.5/1k
Affordability — payment burden
Monthly payment (P&I)$2,574
Payment burden27.2%
Median income · ZIP$113,466
Mortgage rate6.49% · 30yr
Total monthly own$3,084
Monthly rent$2,063
Market dynamics
Price cut %33.5%
Momentumstable
LeverageSELLER SLIGHT
Months of supply2.8
Sales (90d)0
Investment analysis
Median rent$2,063
Price-to-rent20.6
Est. cap rate3.2%
Buy vs rentfavors renting

Livability

Walk score4
Transit score2
Bike score—

Historical trends

Unlock Historical Trends

Available with Lotvox Pro — $29/mo.

Start free trial

Orange County contextmacro · jobs · debt · migration

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

Unlock County Economic Data

Available with Lotvox Pro — $29/mo.

Start free trial

Nearby ZIP codes

32809
Orlando
$316,059
+0.1%
32751
Maitland
$463,686
-0.3%
32807
Orlando
$320,483
-1.4%
32808
Pine Hills
$260,613
-5.0%
32801
Orlando
$347,680
-4.6%
32805
Orlando
$246,684
-1.7%
32806
Orlando
$441,664
-1.6%
32810
Orlando
$313,524
-2.9%
Orlando Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Orange County