ZIP 32820 vs ZIP 32832

32820 is one of 45 ZIP codes that lie mostly in Orange County, FL.

Shaded by typical home value, it ranks 7 of the 38 nearby ZIPs shown.

2 school locations in 32820: 1 elementary, 1 middle.

In alphabetical order: COLUMBIA ELEMENTARY, CORNER LAKE MIDDLE. Locations only — no ratings are shown here.

32832 is one of 45 ZIP codes that lie mostly in Orange County, FL.

Shaded by typical home value, it ranks 8 of the 37 nearby ZIPs shown.

6 school locations in 32832: 3 elementary, 2 middle, 1 high.

In alphabetical order: EAGLE CREEK ELEMENTARY, INNOVATION MIDDLE, LAKE NONA HIGH, LAKE NONA MIDDLE, and more on the ZIP page. Locations only — no ratings are shown here.

In January 2000 the typical home in 32820 was worth $188,648.

Values peaked at $555,150 in July 2024. The latest reading is −2.5% from that peak.

As of August 2026: $541,208, +0.7% over twelve months.

Start with the typical home: $541,208. Put 20% down and borrow $432,966 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,998 a month in principal and interest.

The median household here earns $103,675 a year, $8,640 a month. So the payment takes 34.7% 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 12.1% 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 $1,130.

In December 2020, with rates at 2.68%, it was $1,207.

By August 2026, at 6.67%, it was $2,784 — +131% since December 2020, while the home's value moved +45%.

Reported values rose +187% 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 $372,316. So the real change is +45%, not +187%.

32820: +187% since January 2000.

Orange County: +228% since January 2000.

Florida: +245% since January 2000 — 32820 ran behind it by 58 points.

Against 1,098 Florida ZIP codes, 32820 sits at the 38th percentile for affordability (price vs local income).

70th for appreciation (recent value growth); 25th for rental yield (rent vs price).

Owning the typical home costs about $3,539 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,602 a month.

Price divided by a year's rent: 17.3. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In January 2000 the typical home in 32832 was worth $162,173.

Values peaked at $549,509 in July 2024. The latest reading is −4.9% from that peak.

As of August 2026: $522,596, −2.5% over twelve months.

Start with the typical home: $522,596. Put 20% down and borrow $418,077 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,895 a month in principal and interest.

The median household here earns $115,398 a year, $9,617 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 9.3% 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 $971.

In December 2020, with rates at 2.68%, it was $1,192.

By August 2026, at 6.67%, it was $2,689 — +126% since December 2020, while the home's value moved +42%.

Reported values rose +222% 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 $320,065. So the real change is +63%, not +222%.

32832: +222% since January 2000.

Orange County: +228% since January 2000.

Florida: +245% since January 2000 — 32832 ran behind it by 23 points.

Against 1,098 Florida ZIP codes, 32832 sits at the 62nd percentile for affordability (price vs local income).

22nd for appreciation (recent value growth); 18th for rental yield (rent vs price).

Owning the typical home costs about $3,417 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,152 a month.

Price divided by a year's rent: 20.2. 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 13 a month (Redfin, 3-month rolling data through August 2026).

On the shelf — homes for sale at the end of the period: 45.

Going out — closed sales: about 10 a month. The drain is drawn 33% narrower: the share of homes for sale that sell each month is 67% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 4.5 months of supply — inside the 4–6 month balanced range. In the basin, that is the water level against the shaded balanced band.

The net reading: about 3 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 10 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 14 — so sales ran at 71% 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).

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 73 a month (Redfin, 3-month rolling data through August 2026). That is 110% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 260. That is 166% of the 2015–2019 level for the same months.

Going out — closed sales: about 51 a month. That is 88% of the 2015–2019 level for the same months. The drain is drawn 44% narrower: the share of homes for sale that sell each month is 56% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 5.1 months of supply — inside the 4–6 month balanced range. In the basin, that is the water level against the shaded balanced band.

The net reading: about 22 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 51 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 55 — so sales ran at 93% of it, and below it in 18 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: 45 in June 2026.

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

County assessor records list 2,834 properties with a market value here. Their average assessed market value is $490,760; the typical home value is $541,208.

The assessor average sits −9.3% 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: 260 in June 2026.

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

County assessor records list 11,911 properties with a market value here. Their average assessed market value is $482,560; the typical home value is $522,596.

The assessor average sits −7.7% from the market figure — an average against a typical value, so treat it as a check, not a verdict.