ZIP 32825 vs ZIP 32812

32825 is one of 45 ZIP codes that lie mostly in Orange County, FL.

Shaded by typical home value, it ranks 23 of the 38 nearby ZIPs shown.

8 school locations in 32825: 6 elementary, 2 middle.

In alphabetical order: ANDOVER ELEMENTARY, CYPRESS SPRINGS ELEMENTARY, DEERWOOD ELEMENTARY, LAWTON CHILES ELEMENTARY, and more on the ZIP page. Locations only — no ratings are shown here.

32812 is one of 45 ZIP codes that lie mostly in Orange County, FL.

Shaded by typical home value, it ranks 23 of the 37 nearby ZIPs shown.

6 school locations in 32812: 4 elementary, 2 middle.

In alphabetical order: CONWAY ELEMENTARY, CONWAY MIDDLE, DOVER SHORES ELEMENTARY, LAKE GEORGE ELEMENTARY, and more on the ZIP page. Locations only — no ratings are shown here.

In January 2000 the typical home in 32825 was worth $115,153.

Values peaked at $409,068 in September 2024. The latest reading is −5.4% from that peak.

As of August 2026: $386,933, −1.3% over twelve months.

Start with the typical home: $386,933. Put 20% down and borrow $309,546 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,143 a month in principal and interest.

The median household here earns $79,942 a year, $6,662 a month. So the payment takes 32.2% 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 9.6% 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 $689.

In December 2020, with rates at 2.68%, it was $903.

By August 2026, at 6.67%, it was $1,991 — +120% since December 2020, while the home's value moved +39%.

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 $227,266. So the real change is +70%, not +236%.

32825: +236% since January 2000.

Orange County: +228% since January 2000.

Florida: +245% since January 2000 — 32825 ran behind it by 9 points.

Against 1,098 Florida ZIP codes, 32825 sits at the 51st percentile for affordability (price vs local income).

41st for appreciation (recent value growth); 32nd for rental yield (rent vs price).

Owning the typical home costs about $2,530 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,056 a month.

Price divided by a year's rent: 15.7. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In January 2000 the typical home in 32812 was worth $102,257.

Values peaked at $407,029 in May 2024. The latest reading is −5.0% from that peak.

As of August 2026: $386,627, −1.0% over twelve months.

Start with the typical home: $386,627. Put 20% down and borrow $309,302 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,142 a month in principal and interest.

The median household here earns $74,245 a year, $6,187 a month. So the payment takes 34.6% 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 $612.

In December 2020, with rates at 2.68%, it was $913.

By August 2026, at 6.67%, it was $1,989 — +118% since December 2020, while the home's value moved +37%.

Reported values rose +278% 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 $201,815. So the real change is +92%, not +278%.

32812: +278% since January 2000.

Orange County: +228% since January 2000.

Florida: +245% since January 2000 — 32812 ran ahead of it by 33 points.

Against 1,098 Florida ZIP codes, 32812 sits at the 38th percentile for affordability (price vs local income).

46th for appreciation (recent value growth); 28th for rental yield (rent vs price).

Owning the typical home costs about $2,528 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,697 a month.

Price divided by a year's rent: 19.0. 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 66 a month (Redfin, 3-month rolling data through August 2026). That is 75% 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 54 a month. That is 61% of the 2015–2019 level for the same months. The drain is drawn 35% narrower: the share of homes for sale that sell each month is 65% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 2.9 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 12 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 54 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 73 — so sales ran at 74% 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 43 a month (Redfin, 3-month rolling data through August 2026). That is 71% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 133.

Going out — closed sales: about 38 a month. That is 71% of the 2015–2019 level for the same months. The drain is drawn 41% narrower: the share of homes for sale that sell each month is 59% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 3.5 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 5 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 38 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 51 — so sales ran at 75% 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: 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 17,756 properties with a market value here. Their average assessed market value is $346,255; the typical home value is $386,933.

The assessor average sits −10.5% 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: 133 in June 2026.

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

County assessor records list 10,395 properties with a market value here. Their average assessed market value is $346,680; the typical home value is $386,627.

The assessor average sits −10.3% from the market figure — an average against a typical value, so treat it as a check, not a verdict.