Orange County, FL · 18,599 properties with county records
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Orlando 32804 is in Orange County, FL, part of the Orlando Metro. The typical home value in Orlando 32804 is $505,129 (Zillow Home Value Index, September 2026), up 1.7% from a year earlier. Homes that sold went under contract in a median 60 days, and 36% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 3.3 months of supply, neither buyers nor sellers hold a clear edge. The Lotvox Turnover Index is not published for 32804 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Orange County's 42 ZIPs with a Zillow value, the middle one is $404,287, so 32804 sits 25% above the county middle. Typical rent is $2,046 a month (Zillow Observed Rent Index, September 2026). Lotvox holds county assessor records for 18,599 properties in 32804.
Headline value data through September 2026. Each source below carries its own date.
Is 32804 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 32804 is a balanced market. Homes went under contract in a median 60 days with 3.3 months of supply.
What do homes in 32804 sell for?
The typical home value in 32804 is $505,129 (Zillow Home Value Index, September 2026), up 1.7% in a year. County records put the median at about $191 per square foot (computed Jul 26, 2026).
Who is likely to sell in 32804?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 32804 has not passed that test yet. When it does, the score appears here.
How does 32804 compare to Orange County?
32804's typical value of $505,129 compares with a middle value of $404,287 across Orange County's 42 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 32804 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Rent: Zillow Observed Rent Index (ZORI). Ownership cost: Zillow Home Value Index (ZHVI), 20% down, 30-year loan at the current mortgage rate, plus 1.2% of the price a year.
Rent to price — the investor's question first
20.6×
price to annual rent
Lower is friendlier to a buy-to-let case. This is a ratio of published medians, not a yield on any particular property.
Price: Zillow Home Value Index (ZHVI). Annual rent: 12 months of Zillow Observed Rent Index (ZORI).
57
/100
Mixed
stable · balanced · prices rising year-over-year.
Price trend
55
Affordability
65
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 / seller
buyer-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.
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Median price: Zillow Home Value Index (ZHVI). Median rent: Zillow Observed Rent Index (ZORI). Days on market and active listings: Redfin Data Center, rolling 90 days.
Valuation
3 lenses, different anchors
vs assessor
-17.2%
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.
Housing pulse — Housing pulse could not be loaded (429).
Price bands
mix-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.
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 Burden
29.4%
stretched
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Price-to-rent
20.6x
favors renting
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation6
+70.9%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
3.3 mo
balanced
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
Insurance Risk
48/100
moderate
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
4.5%
FL 4.5%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0857d ago
Poverty Rate
12.4%
FL 12.4%US 12.6%
Near national averages
Median Household Income
$77,011
FL $72,373US $82,006
Higher than most U.S. counties
Cost of Living (RPP)
101.2
FL 101.2US 100.3
Near national averages
Home Value (ZHVI)$405,720
County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
