Orlando 32812

Orange County, FL · 22,259 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

47affordability /100

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

Payment burden
31.9%
stretched
Days on market
24
daily
Price cuts
31.0%
of active
Valuation
-11.4%
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
47

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
Needs 6% correction for affordability
DOM: 64d (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 32812. Expect to pay at or near list price. Payment burden: 32.0% of median income. Median days on market: 64. Renting is approximately 53% cheaper than buying (price-to-rent ratio: 18.4).

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 2.1% YoY.

Address lookup$99 report path

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Market snapshoteach number, once

Median price
$391,183
▾ 2.1% YoY
Days on market
24
daily · zip_data
Median rent
$1,768
ZORI
Investor score
50/100
cash-flow lens
Active listings
112
90-day

Valuation3 lenses, different anchors

vs assessor
-11.4%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$346,680
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$131
Price-to-income5.3×

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How 32812 ranks in FL
percentile vs all Florida ZIPs · n=1098
Market velocity95%
Supply tightness92%
Affordability38%
Investment yield28%
Appreciation44%

Affordability, supply & momentum

81SUPPLY
Severe TightnessSupply Tightness

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

Months of Supply2.8 mo
Days on Market24d
Inv vs History-5.9%
Listing Density8.0/1k
Affordability — payment burden
Monthly payment (P&I)$1,976
Payment burden31.9%
Median income · ZIP$74,245
Mortgage rate6.49% · 30yr
Total monthly own$2,367
Monthly rent$1,768
Market dynamics
Price cut %31.0%
Momentumcooling
LeverageSELLER SLIGHT
Months of supply2.8
Sales (90d)0
Investment analysis
Median rent$1,768
Price-to-rent18.4
Est. cap rate3.5%
Buy vs rentneutral

Livability

Walk score1
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