Orlando 32835

Orange County, FL · 29,660 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

55affordability /100

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

Payment burden
27.1%
affordable
Days on market
63
daily
Price cuts
23.4%
of active
Valuation
-14.8%
vs assessor
Look up an address
53
/100
Mixed
cooling · balanced · prices easing year-over-year.
Price trend
10
Affordability
85
Valuation
70
Economic health
55

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

22/ 100SellerBalancedBuyer
Seller's Market
DOM: 60d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)25
Valuation Gap (25%)10
Supply & Demand (20%)20
Buy vs Rent (15%)25
Cancellation Rate (10%)25
Days on Market (5%)60

Seller-favored market in 32835. Expect to pay at or near list price. Payment burden: 27.2% of median income. Median days on market: 60. Renting is approximately 21% cheaper than buying (price-to-rent ratio: 14.5).

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 4.0% YoY.

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Market snapshoteach number, once

Median price
$314,099
▾ 4.0% YoY
Days on market
63
daily · zip_data
Median rent
$1,803
ZORI
Investor score
62/100
cash-flow lens
Active listings
216
90-day

Valuation3 lenses, different anchors

vs assessor
-14.8%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$267,730
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$129
Price-to-income4.5×

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How 32835 ranks in FL
percentile vs all Florida ZIPs · n=1098
Market velocity56%
Supply tightness93%
Affordability66%
Investment yield57%
Appreciation19%

Affordability, supply & momentum

64SUPPLY
Tight MarketSupply Tightness

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

Months of Supply2.8 mo
Days on Market63d
Inv vs History-12.4%
Listing Density12.2/1k
Affordability — payment burden
Monthly payment (P&I)$1,587
Payment burden27.1%
Median income · ZIP$70,183
Mortgage rate6.49% · 30yr
Total monthly own$1,901
Monthly rent$1,803
Market dynamics
Price cut %23.4%
Momentumcooling
LeverageBALANCED
Months of supply2.8
Sales (90d)0
Investment analysis
Median rent$1,803
Price-to-rent14.5
Est. cap rate4.5%
Buy vs rentfavors buying

Livability

Walk score5
Transit score6
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