ZIP 32712 vs ZIP 34761

32712 is one of 45 ZIP codes that lie mostly in Orange County, FL.

Shaded by typical home value, it ranks 15 of the 37 nearby ZIPs shown.

8 school locations in 32712: 5 elementary, 2 middle, 1 high.

In alphabetical order: APOPKA ELEMENTARY, APOPKA HIGH, APOPKA MIDDLE, CLAY SPRINGS ELEMENTARY, and more on the ZIP page. Locations only — no ratings are shown here.

34761 is one of 45 ZIP codes that lie mostly in Orange County, FL.

Shaded by typical home value, it ranks 16 of the 37 nearby ZIPs shown.

12 school locations in 34761: 5 elementary, 4 middle, 3 high.

In alphabetical order: CITRUS ELEMENTARY, HOPE CHARTER, INNOVATION MONTESSORI HIGH SCHOOL, INNOVATION MONTESSORI OCOEE, and more on the ZIP page. Locations only — no ratings are shown here.

In January 2000 the typical home in 32712 was worth $145,681.

Values peaked at $456,270 in May 2024. The latest reading is −4.8% from that peak.

As of August 2026: $434,309, −0.1% over twelve months.

Start with the typical home: $434,309. Put 20% down and borrow $347,447 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,406 a month in principal and interest.

The median household here earns $106,264 a year, $8,855 a month. So the payment takes 27.2% of income — rated “affordable” (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 9.1% 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 $872.

In December 2020, with rates at 2.68%, it was $1,016.

By August 2026, at 6.67%, it was $2,234 — +120% since December 2020, while the home's value moved +38%.

Reported values rose +198% 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 $287,516. So the real change is +51%, not +198%.

32712: +198% since January 2000.

Orange County: +228% since January 2000.

Florida: +245% since January 2000 — 32712 ran behind it by 47 points.

Against 1,098 Florida ZIP codes, 32712 sits at the 80th percentile for affordability (price vs local income).

56th for appreciation (recent value growth); 48th for rental yield (rent vs price).

Owning the typical home costs about $2,840 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,247 a month.

Price divided by a year's rent: 16.1. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In January 2000 the typical home in 34761 was worth $133,628.

Values peaked at $433,571 in July 2024. The latest reading is −5.5% from that peak.

As of August 2026: $409,744, −1.5% over twelve months.

Start with the typical home: $409,744. Put 20% down and borrow $327,795 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,270 a month in principal and interest.

The median household here earns $90,406 a year, $7,534 a month. So the payment takes 30.1% 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 9.8% 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 $800.

In December 2020, with rates at 2.68%, it was $949.

By August 2026, at 6.67%, it was $2,108 — +122% since December 2020, while the home's value moved +40%.

Reported values rose +207% 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 $263,729. So the real change is +55%, not +207%.

34761: +207% since January 2000.

Orange County: +228% since January 2000.

Florida: +245% since January 2000 — 34761 ran behind it by 38 points.

Against 1,098 Florida ZIP codes, 34761 sits at the 62nd percentile for affordability (price vs local income).

37th for appreciation (recent value growth); 40th for rental yield (rent vs price).

Owning the typical home costs about $2,679 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,161 a month.

Price divided by a year's rent: 15.8. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

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 97 a month (Redfin, 3-month rolling data through August 2026). That is 98% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 294. That is 144% of the 2015–2019 level for the same months.

Going out — closed sales: about 81 a month. That is 88% of the 2015–2019 level for the same months. The drain is drawn 39% narrower: the share of homes for sale that sell each month is 61% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 3.6 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 16 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 81 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 83 — so sales ran at 98% of it, and below it in 12 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 52 a month (Redfin, 3-month rolling data through August 2026). That is 64% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 158. That is 98% of the 2015–2019 level for the same months.

Going out — closed sales: about 63 a month. That is 85% 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 = 2.5 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 sold than came on each month, so inventory is shrinking. The basin is draining.

Homes sold: about 63 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 64 — so sales ran at 98% 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: 294 in June 2026.

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

County assessor records list 18,465 properties with a market value here. Their average assessed market value is $387,270; the typical home value is $434,309.

The assessor average sits −10.8% 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: 158 in June 2026.

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

County assessor records list 15,281 properties with a market value here. Their average assessed market value is $360,610; the typical home value is $409,744.

The assessor average sits −12.0% from the market figure — an average against a typical value, so treat it as a check, not a verdict.