ZIP 32709 vs ZIP 32803

32709 is one of 45 ZIP codes that lie mostly in Orange County, FL.

Shaded by typical home value, it ranks 13 of the 38 nearby ZIPs shown.

32803 is one of 45 ZIP codes that lie mostly in Orange County, FL.

Shaded by typical home value, it ranks 13 of the 37 nearby ZIPs shown.

7 school locations in 32803: 1 elementary, 3 middle, 3 high.

In alphabetical order: AUDUBON PARK SCHOOL, CENTRAL FLORIDA LEADERSHIP ACADEMY CHARTER, HILLCREST ELEMENTARY, OCPS ACADEMIC CENTER FOR EXCELLENCE, and more on the ZIP page. Locations only — no ratings are shown here.

In January 2000 the typical home in 32709 was worth $89,636.

Values peaked at $486,428 in June 2026. The latest reading is −0.3% from that peak.

As of August 2026: $484,998, +3.3% over twelve months.

Start with the typical home: $484,998. Put 20% down and borrow $387,998 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,686 a month in principal and interest.

The median household here earns $83,015 a year, $6,918 a month. So the payment takes 38.8% of income — rated “severe” (Lotvox ZIP bands: under 28% affordable · 28–36% stretched · 36%+ severe).

The line holds today's rate fixed and moves only the price: at that rate, the same share was 7.2% in 2000.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in January 2000 (8.21%) the payment was $537.

In December 2020, with rates at 2.68%, it was $993.

By August 2026, at 6.67%, it was $2,495 — +151% since December 2020, while the home's value moved +58%.

Reported values rose +441% since January 2000.

General prices (CPI-U) rose +97% over the same span.

Divide one by the other: in August 2026 dollars, the 2000 home was worth $176,906. So the real change is +174%, not +441%.

32709: +441% since January 2000.

Orange County: +228% since January 2000.

Florida: +245% since January 2000 — 32709 ran ahead of it by 196 points.

Against 1,098 Florida ZIP codes, 32709 sits at the 24th percentile for affordability (price vs local income).

93rd for appreciation (recent value growth).

Owning the typical home costs about $3,171 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,775 a month.

Price divided by a year's rent: 22.8. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In January 2000 the typical home in 32803 was worth $139,615.

Values peaked at $478,615 in May 2024. The latest reading is −2.0% from that peak.

As of August 2026: $469,267, +0.9% over twelve months.

Start with the typical home: $469,267. Put 20% down and borrow $375,414 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,599 a month in principal and interest.

The median household here earns $101,401 a year, $8,450 a month. So the payment takes 30.8% of income — rated “stretched” (Lotvox ZIP bands: under 28% affordable · 28–36% stretched · 36%+ severe).

The line holds today's rate fixed and moves only the price: at that rate, the same share was 9.2% in 2000.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in January 2000 (8.21%) the payment was $836.

In December 2020, with rates at 2.68%, it was $1,120.

By August 2026, at 6.67%, it was $2,414 — +116% since December 2020, while the home's value moved +36%.

Reported values rose +236% since January 2000.

General prices (CPI-U) rose +97% over the same span.

Divide one by the other: in August 2026 dollars, the 2000 home was worth $275,545. So the real change is +70%, not +236%.

32803: +236% since January 2000.

Orange County: +228% since January 2000.

Florida: +245% since January 2000 — 32803 ran behind it by 9 points.

Against 1,098 Florida ZIP codes, 32803 sits at the 59th percentile for affordability (price vs local income).

72nd for appreciation (recent value growth); 22nd for rental yield (rent vs price).

Owning the typical home costs about $3,069 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,048 a month.

Price divided by a year's rent: 19.1. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

Homes sold: about 1 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 2 — so sales ran at 50% of it, and below it in 23 of the last 24 months.

Across Orange County, builders pulled permits for 13,140 new homes in 2025.

Of those, 32% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

Picture the Listings Flow Ladder as a basin: new listings pour in from the faucet, the homes for sale are the water, and closed sales run out the drain. Coming in — new listings: about 46 a month (Redfin, 3-month rolling data through August 2026). That is 80% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 119.

Going out — closed sales: about 35 a month. That is 76% of the 2015–2019 level for the same months. The drain is drawn 14% narrower: the share of homes for sale that sell each month is 86% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 3.4 months of supply — below the 4–6 month range Lotvox treats as balanced. In the basin, that is the water level against the shaded balanced band.

The net reading: about 11 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 35 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 41 — so sales ran at 85% of it, and below it in 24 of the last 24 months.

Across Orange County, builders pulled permits for 13,140 new homes in 2025.

Of those, 32% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

This ZIP sits in Orange County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 25,028 moved in. Among the ten receiving the most, 30,979 moved out.

Net across those counties: −5,951 households. Beside it, homes for sale in this ZIP: 2 in June 2026.

Most arrivals came from Seminole, FL (6,288 households); most departures went to Seminole, FL (7,701).

County assessor records list 478 properties with a market value here. Their average assessed market value is $355,015; the typical home value is $484,998.

The assessor average sits −26.8% from the market figure — an average against a typical value, so treat it as a check, not a verdict.

This ZIP sits in Orange County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 25,028 moved in. Among the ten receiving the most, 30,979 moved out.

Net across those counties: −5,951 households. Beside it, homes for sale in this ZIP: 119 in June 2026.

Most arrivals came from Seminole, FL (6,288 households); most departures went to Seminole, FL (7,701).

County assessor records list 7,538 properties with a market value here. Their average assessed market value is $437,230; the typical home value is $469,267.

The assessor average sits −6.8% from the market figure — an average against a typical value, so treat it as a check, not a verdict.