ZIP 32835 vs ZIP 32821

32835 is one of 45 ZIP codes that lie mostly in Orange County, FL.

Shaded by typical home value, it ranks 31 of the 37 nearby ZIPs shown.

12 school locations in 32835: 6 elementary, 3 middle, 3 high.

In alphabetical order: CHAIN OF LAKES MIDDLE, FLORIDA VIRTUAL ELEMENTARY SCHOOL, FLORIDA VIRTUAL HIGH SCHOOL, FLORIDA VIRTUAL MIDDLE SCHOOL, and more on the ZIP page. Locations only — no ratings are shown here.

32821 is one of 45 ZIP codes that lie mostly in Orange County, FL.

Shaded by typical home value, it ranks 32 of the 37 nearby ZIPs shown.

1 school location in 32821: 1 high.

In alphabetical order: LAKE BUENA VISTA HIGH SCHOOL. Locations only — no ratings are shown here.

In January 2000 the typical home in 32835 was worth $116,790.

Values peaked at $341,865 in April 2024. The latest reading is −9.6% from that peak.

As of August 2026: $309,005, −3.1% over twelve months.

Start with the typical home: $309,005. Put 20% down and borrow $247,204 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $1,712 a month in principal and interest.

The median household here earns $70,183 a year, $5,849 a month. So the payment takes 29.3% 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 11.1% 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 $699.

In December 2020, with rates at 2.68%, it was $781.

By August 2026, at 6.67%, it was $1,590 — +104% since December 2020, while the home's value moved +28%.

Reported values rose +165% 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 $230,497. So the real change is +34%, not +165%.

32835: +165% since January 2000.

Orange County: +228% since January 2000.

Florida: +245% since January 2000 — 32835 ran behind it by 80 points.

Against 1,098 Florida ZIP codes, 32835 sits at the 66th percentile for affordability (price vs local income).

17th for appreciation (recent value growth); 56th for rental yield (rent vs price).

Owning the typical home costs about $2,021 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,712 a month.

Price divided by a year's rent: 15.0. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In January 2000 the typical home in 32821 was worth $97,248.

Values peaked at $325,532 in April 2024. The latest reading is −5.4% from that peak.

As of August 2026: $307,847, −1.1% over twelve months.

Start with the typical home: $307,847. Put 20% down and borrow $246,278 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $1,705 a month in principal and interest.

The median household here earns $59,927 a year, $4,994 a month. So the payment takes 34.1% 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 10.8% 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 $582.

In December 2020, with rates at 2.68%, it was $750.

By August 2026, at 6.67%, it was $1,584 — +111% since December 2020, while the home's value moved +33%.

Reported values rose +217% 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 $191,929. So the real change is +60%, not +217%.

32821: +217% since January 2000.

Orange County: +228% since January 2000.

Florida: +245% since January 2000 — 32821 ran behind it by 28 points.

Against 1,098 Florida ZIP codes, 32821 sits at the 41st percentile for affordability (price vs local income).

40th for appreciation (recent value growth); 64th for rental yield (rent vs price).

Owning the typical home costs about $2,013 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,938 a month.

Price divided by a year's rent: 13.2. 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 62 a month (Redfin, 3-month rolling data through August 2026). That is 69% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 220. That is 92% of the 2015–2019 level for the same months.

Going out — closed sales: about 39 a month. That is 48% of the 2015–2019 level for the same months. The drain is drawn 49% narrower: the share of homes for sale that sell each month is 51% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 5.6 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 23 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 39 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 70 — 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 37 a month (Redfin, 3-month rolling data through August 2026). That is 94% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 179.

Going out — closed sales: about 25 a month. That is 75% of the 2015–2019 level for the same months. The drain is drawn 51% narrower: the share of homes for sale that sell each month is 49% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 7.1 months of supply — above the 4–6 month balanced range. 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 25 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 29 — so sales ran at 86% 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: 220 in June 2026.

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

County assessor records list 13,281 properties with a market value here. Their average assessed market value is $267,730; the typical home value is $309,005.

The assessor average sits −13.4% 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: 179 in June 2026.

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

County assessor records list 5,105 properties with a market value here. Their average assessed market value is $299,950; the typical home value is $307,847.

The assessor average sits −2.6% from the market figure — an average against a typical value, so treat it as a check, not a verdict.