Orlando 32839

Orange County, FL · 20,345 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

54affordability /100

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

Payment burden
27.9%
affordable
Days on market
36
daily
Price cuts
20.8%
of active
Valuation
-13.3%
vs assessor
Look up an address
64
/100
Stable
cooling · balanced · prices easing year-over-year.
Price trend
42
Affordability
85
Valuation
70
Economic health
54

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

28/ 100SellerBalancedBuyer
Seller's Market
DOM: 79d (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%)75
Days on Market (5%)75

Seller-favored market in 32839. Expect to pay at or near list price. Payment burden: 28.0% of median income. Median days on market: 79. Renting is approximately 2% cheaper than buying (price-to-rent ratio: 12.2).

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 1.4% YoY.

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Market snapshoteach number, once

Median price
$234,125
▾ 1.4% YoY
Days on market
36
daily · zip_data
Median rent
$1,598
ZORI
Investor score
77/100
cash-flow lens
Active listings
121
90-day

Valuation3 lenses, different anchors

vs assessor
-13.3%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$203,060
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$102
Price-to-income4.6×

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How 32839 ranks in FL
percentile vs all Florida ZIPs · n=1098
Market velocity88%
Supply tightness90%
Affordability62%
Investment yield84%
Appreciation57%

Affordability, supply & momentum

79SUPPLY
Severe TightnessSupply Tightness

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

Months of Supply2.8 mo
Days on Market36d
Inv vs History-18.3%
Listing Density6.9/1k
Affordability — payment burden
Monthly payment (P&I)$1,183
Payment burden27.9%
Median income · ZIP$50,814
Mortgage rate6.49% · 30yr
Total monthly own$1,417
Monthly rent$1,598
Market dynamics
Price cut %20.8%
Momentumcooling
LeverageBALANCED
Months of supply2.8
Sales (90d)0
Investment analysis
Median rent$1,598
Price-to-rent12.2
Est. cap rate5.3%
Buy vs rentfavors buying

Livability

Walk score8
Transit score10
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