Windermere 34786

Orange County, FL · 33,547 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

46affordability /100

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

Payment burden
32.6%
stretched
Days on market
37
daily
Price cuts
24.0%
of active
Valuation
-12.7%
vs assessor
Look up an address
56
/100
Mixed
cooling · balanced · prices easing year-over-year.
Price trend
42
Affordability
65
Valuation
70
Economic health
46

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

36/ 100SellerBalancedBuyer
Seller's Market
Needs 8% correction for affordability
DOM: 64d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)10
Supply & Demand (20%)20
Buy vs Rent (15%)75
Cancellation Rate (10%)25
Days on Market (5%)75

Seller-favored market in 34786. Expect to pay at or near list price. Payment burden: 32.7% of median income. Median days on market: 64. Renting is approximately 96% cheaper than buying (price-to-rent ratio: 23.5).

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 1.7% YoY.

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Market snapshoteach number, once

Median price
$707,192
▾ 1.7% YoY
Days on market
37
daily · zip_data
Median rent
$2,508
ZORI
Investor score
35/100
cash-flow lens
Active listings
222
90-day

Valuation3 lenses, different anchors

vs assessor
-12.7%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$617,710
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$159
Price-to-income5.4×

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How 34786 ranks in FL
percentile vs all Florida ZIPs · n=1098
Market velocity88%
Supply tightness92%
Affordability35%
Investment yield14%
Appreciation52%

Affordability, supply & momentum

71SUPPLY
Tight MarketSupply Tightness

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

Months of Supply2.8 mo
Days on Market37d
Inv vs History-5.3%
Listing Density14.6/1k
Affordability — payment burden
Monthly payment (P&I)$3,572
Payment burden32.6%
Median income · ZIP$131,409
Mortgage rate6.49% · 30yr
Total monthly own$4,279
Monthly rent$2,508
Market dynamics
Price cut %24.0%
Momentumcooling
LeverageBALANCED
Months of supply2.8
Sales (90d)0
Investment analysis
Median rent$2,508
Price-to-rent23.5
Est. cap rate2.8%
Buy vs rentfavors renting

Livability

Walk score4
Transit score—
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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