Orlando 32818

Orange County, FL · 24,087 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

43affordability /100

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

Payment burden
34.6%
stretched
Days on market
28
daily
Price cuts
22.8%
of active
Valuation
-15.3%
vs assessor
Look up an address
45
/100
Mixed
cooling · seller slight · prices easing year-over-year.
Price trend
42
Affordability
45
Valuation
50
Economic health
43

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

30/ 100SellerBalancedBuyer
Seller's Market
Needs 13.3% correction for affordability
DOM: 52d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)25
Supply & Demand (20%)20
Buy vs Rent (15%)25
Cancellation Rate (10%)0
Days on Market (5%)60

Seller-favored market in 32818. Expect to pay at or near list price. Payment burden: 34.6% of median income. Median days on market: 52. Renting is approximately 24% cheaper than buying (price-to-rent ratio: 14.9).

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 2.2% YoY.

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Market snapshoteach number, once

Median price
$343,368
▾ 2.2% YoY
Days on market
28
daily · zip_data
Median rent
$1,919
ZORI
Investor score
64/100
cash-flow lens
Active listings
85
90-day

Valuation3 lenses, different anchors

vs assessor
-15.3%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$290,935
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$85
Price-to-income5.7×

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How 32818 ranks in FL
percentile vs all Florida ZIPs · n=1098
Market velocity93%
Supply tightness96%
Affordability27%
Investment yield54%
Appreciation42%

Affordability, supply & momentum

83SUPPLY
Severe TightnessSupply Tightness

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

Months of Supply2.8 mo
Days on Market28d
Inv vs History-10.3%
Listing Density4.8/1k
Affordability — payment burden
Monthly payment (P&I)$1,734
Payment burden34.6%
Median income · ZIP$60,182
Mortgage rate6.49% · 30yr
Total monthly own$2,078
Monthly rent$1,919
Market dynamics
Price cut %22.8%
Momentumcooling
LeverageSELLER SLIGHT
Months of supply2.8
Sales (90d)0
Investment analysis
Median rent$1,919
Price-to-rent14.9
Est. cap rate4.4%
Buy vs rentfavors buying

Livability

Walk score3
Transit score11
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