Orlando 32806

Orange County, FL · 23,442 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

49affordability /100

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

Payment burden
30.9%
stretched
Days on market
32
daily
Price cuts
33.2%
of active
Valuation
-10.4%
vs assessor
Look up an address
54
/100
Mixed
cooling · seller slight · prices easing year-over-year.
Price trend
35
Affordability
65
Valuation
70
Economic health
49

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

33/ 100SellerBalancedBuyer
Seller's Market
DOM: 78d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)10
Supply & Demand (20%)20
Buy vs Rent (15%)50
Cancellation Rate (10%)25
Days on Market (5%)75

Seller-favored market in 32806. Expect to pay at or near list price. Payment burden: 30.9% of median income. Median days on market: 78. Renting is approximately 63% cheaper than buying (price-to-rent ratio: 19.6).

Buyer Caution

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

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

Market is cooling with expanding inventory. Sellers hold a slight edge. Prices down 1.6% YoY.

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Market snapshoteach number, once

Median price
$441,664
▾ 1.6% YoY
Days on market
32
daily · zip_data
Median rent
$1,877
ZORI
Investor score
47/100
cash-flow lens
Active listings
115
90-day

Valuation3 lenses, different anchors

vs assessor
-10.4%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$395,550
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$169
Price-to-income5.1×

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How 32806 ranks in FL
percentile vs all Florida ZIPs · n=1098
Market velocity91%
Supply tightness90%
Affordability43%
Investment yield22%
Appreciation54%

Affordability, supply & momentum

78SUPPLY
Severe TightnessSupply Tightness

Very tight supply — well-priced homes attract multiple offers within days.

Months of Supply2.8 mo
Days on Market32d
Inv vs History-11.6%
Listing Density10.1/1k
Affordability — payment burden
Monthly payment (P&I)$2,231
Payment burden30.9%
Median income · ZIP$86,653
Mortgage rate6.49% · 30yr
Total monthly own$2,673
Monthly rent$1,877
Market dynamics
Price cut %33.2%
Momentumcooling
LeverageSELLER SLIGHT
Months of supply2.8
Sales (90d)0
Investment analysis
Median rent$1,877
Price-to-rent19.6
Est. cap rate3.3%
Buy vs rentneutral

Livability

Walk score2
Transit score2
Bike score—

Historical trends

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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.

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Orlando Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Orange County