Orlando 32826

Orange County, FL · 12,935 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

41affordability /100

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

Payment burden
35.8%
stretched
Days on market
42
daily
Price cuts
24.6%
of active
Valuation
-12.5%
vs assessor
Look up an address
48
/100
Mixed
cooling · balanced · prices easing year-over-year.
Price trend
42
Affordability
45
Valuation
70
Economic health
41

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

37/ 100SellerBalancedBuyer
Seller's Market
Needs 16.2% correction for affordability
DOM: 57d (rising) · 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%)75
Days on Market (5%)60

Seller-favored market in 32826. Expect to pay at or near list price. Payment burden: 35.8% of median income. Median days on market: 57. Renting is approximately 33% cheaper than buying (price-to-rent ratio: 16.0).

Buyer Caution

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

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

Market is cooling with expanding inventory. Conditions are balanced between buyers and sellers. Prices down 2.8% YoY.

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Market snapshoteach number, once

Median price
$365,023
▾ 2.8% YoY
Days on market
42
daily · zip_data
Median rent
$1,903
ZORI
Investor score
59/100
cash-flow lens
Active listings
41
90-day

Valuation3 lenses, different anchors

vs assessor
-12.5%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$319,335
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$118
Price-to-income5.9×

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How 32826 ranks in FL
percentile vs all Florida ZIPs · n=1098
Market velocity84%
Supply tightness94%
Affordability24%
Investment yield44%
Appreciation32%

Affordability, supply & momentum

75SUPPLY
Severe TightnessSupply Tightness

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

Months of Supply2.8 mo
Days on Market42d
Inv vs History-2.0%
Listing Density4.4/1k
Affordability — payment burden
Monthly payment (P&I)$1,844
Payment burden35.8%
Median income · ZIP$61,784
Mortgage rate6.49% · 30yr
Total monthly own$2,209
Monthly rent$1,903
Market dynamics
Price cut %24.6%
Momentumcooling
LeverageBALANCED
Months of supply2.8
Sales (90d)0
Investment analysis
Median rent$1,903
Price-to-rent16.0
Est. cap rate4.1%
Buy vs rentneutral

Livability

Walk score7
Transit score4
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