Orange County, FL · 17,339 properties with county records
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Orlando 32836 is in Orange County, FL, part of the Orlando Metro. The typical home value in Orlando 32836 is $801,178 (Zillow Home Value Index, September 2026), up 1.5% from a year earlier. Homes that sold went under contract in a median 51 days, and 23% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 6.7 months of supply, neither buyers nor sellers hold a clear edge. The Lotvox Turnover Index is not published for 32836 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Orange County's 42 ZIPs with a Zillow value, the middle one is $404,287, so 32836 sits 98% above the county middle. Typical rent is $2,081 a month (Zillow Observed Rent Index, September 2026). Lotvox holds county assessor records for 17,339 properties in 32836.
Headline value data through September 2026. Each source below carries its own date.
Is 32836 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 32836 is a balanced market. Homes went under contract in a median 51 days with 6.7 months of supply.
What do homes in 32836 sell for?
The typical home value in 32836 is $801,178 (Zillow Home Value Index, September 2026), up 1.5% in a year. County records put the median at about $169 per square foot (computed Jul 26, 2026).
Who is likely to sell in 32836?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 32836 has not passed that test yet. When it does, the score appears here.
How does 32836 compare to Orange County?
32836's typical value of $801,178 compares with a middle value of $404,287 across Orange County's 42 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 32836 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Cite as: Lotvox ZIP market record, 32836 Orlando, FL, data through September 2026, https://lotvox.com/orlando/zip/32836
Listings Flow Ladder — 32836
Faucet, basin and drain — new listings in, active inventory, closed sales out.as of Sep 30, 2026
the basin is fillingnet 13 listings/mo
Faucet — new listings
37/mo
82% of normal (46) · trickle
Basin — active listings
160
79% of normal (203) · high
Months of supply
6.7 mo
derived — not published at this grain
Drain — closed sales
24/mo
59% of normal (41)
Net — faucet minus drain
+13/mo
filling
Reading
current
as of 2026-09-30
Compare against:2015-01-01 to 2019-12-31 · 5 same-month points
How plugged is the drain? Two definitions, both ours, deliberately not reconciled.
28%Absorption vs its own normal— 1 - (closed sales / active listings) / same-month median of that ratio
41%Closed sales vs its own normal— 1 - closed sales per month / same-month median closed sales per month
Closed sales over 24 months — two different numbers, deliberately not merged.
7/mofall in the monthly rate (23%)— peak 31/mo (2025-08-31) to 24/mo now
228transactions that did not happen— summed monthly shortfall vs the same-month normal, over 24 months below it (vs 2015-19 (COVID excluded))
rate_drop_from_peak is a change in the monthly rate; cumulative_shortfall_vs_normal counts transactions not transacted. They are different quantities and are not interchangeable.
2026-09-30
Redfin market data (county + ZIP), via Lotvox. As of 2026-09-30. Normal = same-month median of monthly rates, minimum 3 same-month points. Source window 3 months (flows shown per month). months_of_supply is not published at this grain (0 non-null rows measured); derived here as active listings / closed sales per month. A fresher supply-only read (30 new, 154 active, 2026-09-01, Realtor.com inventory (county + ZIP), via Lotvox) is available but is NOT used in the net — that source publishes no closed sales, so subtracting across it would mix two vintages.
Should you buy here?
buyer-timing lens
28affordability /100
Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.
Payment burden
47.2%
severe
Days on market
51
daily
Price cuts
23.1%
of active
Valuation
-16.7%
vs assessor
Days on market and price cuts: Redfin Data Center, rolling 90 days.
Rent: Zillow Observed Rent Index (ZORI). Ownership cost: Zillow Home Value Index (ZHVI), 20% down, 30-year loan at the current mortgage rate, plus 1.2% of the price a year.
Rent to price — the investor's question first
32.1×
price to annual rent
Lower is friendlier to a buy-to-let case. This is a ratio of published medians, not a yield on any particular property.
Price: Zillow Home Value Index (ZHVI). Annual rent: 12 months of Zillow Observed Rent Index (ZORI).
38
/100
Weak
stable · balanced · prices rising year-over-year.
Price trend
62
Affordability
10
Valuation
50
Economic health
28
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / seller
buyer-timing lens
Balanced Market
Needs 36.4% correction for affordability
DOM: 83d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)90
Valuation Gap (25%)10
Supply & Demand (20%)20
Buy vs Rent (15%)100
Cancellation Rate (10%)25
Days on Market (5%)75
Balanced market in 32836. List price is roughly fair — focus on condition and value. Payment burden: 43.9% of median income. A 20% price correction needed to reach 30% affordability threshold. Median days on market: 83. Renting is approximately 167% cheaper than buying (price-to-rent ratio: 32.0).
Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.
STABLEBALANCED
Market is holding steady with balanced conditions. Conditions are balanced between buyers and sellers.
Address lookup
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Median price: Zillow Home Value Index (ZHVI). Median rent: Zillow Observed Rent Index (ZORI). Days on market and active listings: Redfin Data Center, rolling 90 days.
Valuation
3 lenses, different anchors
vs assessor
-16.7%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$667,500
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+70.9%
County-wide market — the widest, slowest signal.
Orange+70.9%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
in 25,028 · out 30,979 · Orange County, FL (parent county of this ZIP)
active inventory
as of 2026-07-01 · IRS SOI county-to-county migration flows 2022-2023 + Redfin inventory history
Price bands
mix-shift
Price Bands — the median behind the median
A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Orange.
Current tiers · 12 months to Aug 25floor 10 sales/tier
Tier
Median
$/sqft
Sales
Share
Source
Under $250k
$100k
$183
15
4.2%
ZIP
$250k–$500k
$419k
$268
26
7.3%
ZIP
$500k–$750k
$615k
$274
111
31.2%
ZIP
$750k–$1M
$875k
$301
73
20.5%
ZIP
$1M–$1.5M
$1.19M
$328
85
23.9%
ZIP
$1.5M–$2M
$1.66M
$343
26
7.3%
ZIP
$2M+
$2.80M
$694
20
5.6%
ZIP
All sales (the headline median)
$845k
$295
356
100%
ZIP
No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.
National context — not local
NAR's aggregate existing-home median for the United States and the South census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 32836.
United States
South
Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.
Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
ZIP 32836→Orange County, FL
12-Month Direction
-8Stable
Confidence
100%
DeterioratingStableImproving
BuildersLens Market Intelligence
Market Score
35· Weak
Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.
Payment Burden
47.2%
severe
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Price-to-rent
32.1x
favors renting
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation6
+70.9%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
6.7 mo
buyer's market
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
Insurance Risk
48/100
moderate
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
4.5%
FL 4.5%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0857d ago
Poverty Rate
12.4%
FL 12.4%US 12.6%
Near national averages
Median Household Income
$77,011
FL $72,373US $82,006
Higher than most U.S. counties
Cost of Living (RPP)
101.2
FL 101.2US 100.3
Near national averages
Home Value (ZHVI)$405,720
County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
Typical home value: Zillow Home Value Index (ZHVI); change is the 12-month change.
Owner stock, age of householder
Tenure by age of householder (ACS B25007) is not published below county. Any ZIP figure here is DERIVED from the county's age-specific owner rates applied to this ZIP's own age structure — never read directly.
Derived — this ZIP
9.4% in 2023
of owner-occupied homes have a householder 75 or older
