ZIP 32804

32804 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.

10 school locations in 32804: 3 elementary, 1 middle, 6 high.

In alphabetical order: COLLEGE PARK MIDDLE, EDGEWATER HIGH, HOSPITAL HOMEBOUND, LAKE SILVER ELEMENTARY, and more on the ZIP page. Locations only — no ratings are shown here.

In January 2000 the typical home in 32804 was worth $150,338.

Values peaked at $514,051 in May 2024. The latest reading is −1.8% from that peak.

As of August 2026: $504,638, +1.1% over twelve months.

Start with the typical home: $504,638. Put 20% down and borrow $403,710 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $2,795 a month in principal and interest.

The median household here earns $113,466 a year, $9,456 a month. So the payment takes 29.6% 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 8.8% 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 $900.

In December 2020, with rates at 2.68%, it was $1,236.

By August 2026, at 6.67%, it was $2,596 — +110% since December 2020, while the home's value moved +32%.

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 $296,708. So the real change is +70%, not +236%.

32804: +236% since January 2000.

Orange County: +228% since January 2000.

Florida: +245% since January 2000 — 32804 ran behind it by 9 points.

Against 1,098 Florida ZIP codes, 32804 sits at the 66th percentile for affordability (price vs local income).

76th for appreciation (recent value growth); 21st for rental yield (rent vs price).

Owning the typical home costs about $3,300 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,057 a month.

Price divided by a year's rent: 20.4. 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 42 a month (Redfin, 3-month rolling data through August 2026). That is 78% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 116. That is 73% of the 2015–2019 level for the same months.

Going out — closed sales: about 39 a month. That is 79% of the 2015–2019 level for the same months.

The ladder: homes for sale ÷ monthly sales = 3.0 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 3 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 43 — so sales ran at 91% 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: 116 in June 2026.

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

County assessor records list 7,274 properties with a market value here. Their average assessed market value is $418,340; the typical home value is $504,638.

The assessor average sits −17.1% from the market figure — an average against a typical value, so treat it as a check, not a verdict.