ZIP 32828 vs ZIP 32751

32828 is one of 45 ZIP codes that lie mostly in Orange County, FL.

Shaded by typical home value, it ranks 15 of the 38 nearby ZIPs shown.

14 school locations in 32828: 9 elementary, 3 middle, 2 high.

In alphabetical order: AVALON ELEMENTARY, AVALON MIDDLE, CAMELOT ELEMENTARY, CASTLE CREEK ELEMENTARY, and more on the ZIP page. Locations only — no ratings are shown here.

32751 is one of 45 ZIP codes that lie mostly in Orange County, FL — 75% of its own area is in the county.

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

5 school locations in 32751: 3 elementary, 1 middle, 1 high.

In alphabetical order: DOMMERICH ELEMENTARY, HUNGERFORD ELEMENTARY, LA AMISTAD, LAKE SYBELIA ELEMENTARY, and more on the ZIP page. Locations only — no ratings are shown here.

In January 2000 the typical home in 32828 was worth $153,263.

Values peaked at $493,717 in May 2024. The latest reading is −5.4% from that peak.

As of August 2026: $467,214, −1.2% over twelve months.

Start with the typical home: $467,214. Put 20% down and borrow $373,771 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,588 a month in principal and interest.

The median household here earns $99,927 a year, $8,327 a month. So the payment takes 31.1% 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 10.2% 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 $918.

In December 2020, with rates at 2.68%, it was $1,068.

By August 2026, at 6.67%, it was $2,404 — +125% since December 2020, while the home's value moved +42%.

Reported values rose +205% 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 $302,480. So the real change is +54%, not +205%.

32828: +205% since January 2000.

Orange County: +228% since January 2000.

Florida: +245% since January 2000 — 32828 ran behind it by 40 points.

Against 1,098 Florida ZIP codes, 32828 sits at the 59th percentile for affordability (price vs local income).

41st for appreciation (recent value growth); 29th for rental yield (rent vs price).

Owning the typical home costs about $3,055 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,274 a month.

Price divided by a year's rent: 17.1. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In January 2000 the typical home in 32751 was worth $135,188.

Values peaked at $473,909 in May 2024. The latest reading is −3.1% from that peak.

As of August 2026: $459,358, +1.2% over twelve months.

Start with the typical home: $459,358. Put 20% down and borrow $367,486 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,544 a month in principal and interest.

The median household here earns $94,277 a year, $7,856 a month. So the payment takes 32.4% 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 9.5% 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 $809.

In December 2020, with rates at 2.68%, it was $1,072.

By August 2026, at 6.67%, it was $2,363 — +121% since December 2020, while the home's value moved +39%.

Reported values rose +240% 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 $266,807. So the real change is +72%, not +240%.

32751: +240% since January 2000.

Orange County: +228% since January 2000.

Florida: +245% since January 2000 — 32751 ran behind it by 5 points.

Against 1,098 Florida ZIP codes, 32751 sits at the 51st percentile for affordability (price vs local income).

75th for appreciation (recent value growth); 28th for rental yield (rent vs price).

Owning the typical home costs about $3,004 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,158 a month.

Price divided by a year's rent: 17.7. 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 69 a month (Redfin, 3-month rolling data through August 2026). That is 56% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 199. That is 84% of the 2015–2019 level for the same months.

Going out — closed sales: about 56 a month. That is 48% of the 2015–2019 level for the same months. The drain is drawn 42% narrower: the share of homes for sale that sell each month is 58% 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 13 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 56 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 100 — so sales ran at 56% 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 41 a month (Redfin, 3-month rolling data through August 2026). That is 83% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 125.

Going out — closed sales: about 34 a month. That is 73% of the 2015–2019 level for the same months. The drain is drawn 25% narrower: the share of homes for sale that sell each month is 75% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 3.7 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 7 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 34 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 40 — so sales ran at 85% of it, and below it in 21 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: 199 in June 2026.

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

County assessor records list 17,770 properties with a market value here. Their average assessed market value is $424,695; the typical home value is $467,214.

The assessor average sits −9.1% 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: 125 in June 2026.

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

County assessor records list 5,563 properties with a market value here. Their average assessed market value is $482,100; the typical home value is $459,358.

The assessor average sits +5.0% from the market figure — an average against a typical value, so treat it as a check, not a verdict.