Orlando 32809

Orange County, FL · 17,574 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

40affordability /100

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

Payment burden
36.7%
severe
Days on market
51
daily
Price cuts
22.4%
of active
Valuation
-17.4%
vs assessor
Look up an address
44
/100
Mixed
stable · balanced · prices rising year-over-year.
Price trend
62
Affordability
25
Valuation
50
Economic health
40

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

39/ 100SellerBalancedBuyer
Seller's Market
Needs 18.3% correction for affordability
DOM: 65d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)75
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 32809. Expect to pay at or near list price. Payment burden: 36.7% of median income. Median days on market: 65. Renting is approximately 36% cheaper than buying (price-to-rent ratio: 16.3).

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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Market snapshoteach number, once

Median price
$316,059
▴ 0.1% YoY
Days on market
51
daily · zip_data
Median rent
$1,617
ZORI
Investor score
63/100
cash-flow lens
Active listings
79
90-day

Valuation3 lenses, different anchors

vs assessor
-17.4%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$260,990
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$102
Price-to-income6.0×

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How 32809 ranks in FL
percentile vs all Florida ZIPs · n=1098
Market velocity74%
Supply tightness92%
Affordability22%
Investment yield41%
Appreciation78%

Affordability, supply & momentum

66SUPPLY
Tight MarketSupply Tightness

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

Months of Supply2.8 mo
Days on Market51d
Inv vs History+10.5%
Listing Density8.4/1k
Affordability — payment burden
Monthly payment (P&I)$1,597
Payment burden36.7%
Median income · ZIP$52,203
Mortgage rate6.49% · 30yr
Total monthly own$1,913
Monthly rent$1,617
Market dynamics
Price cut %22.4%
Momentumstable
LeverageBALANCED
Months of supply2.8
Sales (90d)0
Investment analysis
Median rent$1,617
Price-to-rent16.3
Est. cap rate4.0%
Buy vs rentneutral

Livability

Walk score8
Transit score12
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