32746 (Lake Mary)
Housing Market
Median sale price $415,000, down 0.6% year over year, with homes going under contract in about 36 days, 59 homes on the market.
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Housing Market Analyst
Inventory sits at 3.5 months of supply — balanced by the 3-to-6-month balanced benchmark, and 48% of listed homes are already under contract. Prices are down 0.6% versus the prior year, but sellers are still collecting 95.1% of asking. Taken together, the data points to a seller-leaning market.
Who has leverage right now
Leverage scores are derived from the Momentum Score (supply, demand, speed, pricing power, and trend). Right now the data favors sellers.
- Prices — more likely to stabilize than fall sharply. Supply remains below balanced levels even as prices soften; without a meaningful inventory build, further declines tend to be shallow.
- Inventory — building over the tracked window; watch whether that holds through the season.
- Negotiating power — sellers hold the leverage while 48% of inventory sits under contract.
- Mortgage sensitivity — at 4.9× income, this market is moderately sensitive to rate moves; rate relief tends to show up in demand here quickly.
Derived from current 32746 data, not a prediction or guarantee. Markets move; talk to an agent before acting on any single reading.
One inventory number hides four different markets
Months of supply = active listings ÷ monthly sales pace, bucketing communities by their recent median. 3–6 months is the balanced band.
Where 32746 is hot — and where it isn't
Each dot is a community (55 shown, sized by sales volume rank). Click any dot to open its full neighborhood guide.
The read on 32746 (Lake Mary)
The median sale price across 32746 currently stands at $415,000, down 0.6% from a year ago. Buyers are paying a median of $228 per square foot. The typical home goes under contract in about 36 days. Sellers are capturing 95.1% of their original asking price on average.
There are 59 active listings on the market, with 35 more already under contract. At the current sales pace that works out to 3.5 months of supply — a seller-leaning market by the standard six-month benchmark. 232 homes closed here over the trailing 12 months.
Zillow's home value index for Seminole County stands at $404,888. About 31% of listings county-wide have taken a price cut — a useful gauge of seller flexibility.
Weighing supply, demand, speed, pricing power, and trend together, the Momentum Score for 32746 is 68 of 100 — healthy market territory. This page recalculates every day as new MLS data lands, so the numbers above reflect the market as of August 6, 2026.
32746 since 2012 — and where it’s heading
A median home here sold for $187,732 in 2012 and $480,042 over the last recorded year — 156% appreciation across 14 years of recorded sales. Cash buyers took 33% of recent sales, down from a 37% peak.
Median sale price · 2012–2026 (4,637 recorded sales)
Days on market by year
Cash buyers · share of sales
Home value trend · Seminole County (Zillow ZHVI)
For-sale inventory · county (Zillow)
Daily active vs pending · Seminole County (MLS)
What’s driving 32746
Top inbound states: NY, NJ, TX, CA. Movers arriving report ~$62,559 average income. Source: IRS SOI county-to-county migration, 2022-2023
1,203 Citizens policies in force in Seminole County — the state-backed insurer of last resort. Budget insurance into any Seminole purchase before you fall in love with a house. Source: Citizens Property Insurance, Detail by County, April 2026
893 single-family · 1,104 multi-family · 4.2 per 1,000 residents. Future supply pressure starts here. Source: U.S. Census Bureau, Building Permits Survey, 2025
The calls we’re making from today’s data
The sharpest 1-yr median swing among tracked communities. Thin samples can exaggerate swings — verify with a comp analysis before treating it as trend.
The most crowded shelf in the market. Sellers here are competing hardest — which means overpaying in this band is the most avoidable mistake in 32746 right now.
The tightest band — sellers in this range hold the most leverage, and buyers should walk in with financing done and terms clean.
Sellers: price to the last 60 days of comps, not the peak — well-prepared listings are still commanding strong terms. Buyers: get underwritten now so you can move when the right house hits.
Generated from today’s data by Momentum’s analysis engine and reviewed on a rolling basis by our broker team.
Nearby ZIP codes in Seminole
| Market | Median | Active | Score | |
|---|---|---|---|---|
| 32746 ← this page | $415K | 59 | 68 | |
| 32771 | $362K | 89 | 54 | Open → |
| 32773 | $350K | 65 | 65 | Open → |
| 32765 | $460K | 48 | 70 | Open → |
| 32708 | $400K | 33 | 71 | Open → |
| 32714 | $365K | 29 | 64 | Open → |
Neighborhoods on the move
| FONTAINELake Mary | $1.10M | ▲ 17% |
| TIMACUAN UNIT 16 PH 2Lake Mary | $759K | ▲ 16% |
| GRANDE OAKS AT HEATHROWLake Mary | $450K | ▲ 7% |
| MAGNOLIA PLANTATIONLake Mary | $1.00M | ▲ 6% |
| THE FORESTLake Mary | $215K | ▲ 5% |
| NOTTING HILL A CONDOLake Mary | $172K | ▼ 17% |
| REGENCY PARK AT LAKE MARY A CONDOLake Mary | $128K | ▼ 15% |
| HIDDEN VILLAGE CONDOLake Mary | $185K | ▼ 12% |
| BARCLAY PLACE A CONDOLake Mary | $260K | ▼ 9% |
| EGRETS LANDINGLake Mary | $405K | ▼ 8% |
| REGENCY PARK AT LAKE MARY A CONDOLake Mary | $128K | 13 |
| GRANDE OAKS AT HEATHROWLake Mary | $450K | 9 |
| LakewoodSarasota | $210K | 8 |
| GREENWOOD LAKES UNIT D-3ALake Mary | $380K | 4 |
| HEATHROWLake Mary | $800K | 4 |
| LAKEVIEW VILLAGELake Mary | $358K | 11 days |
| WOODBRIDGE LAKES UNIT 1Lake Mary | $568K | 14 days |
| TIMACUAN UNIT 16 PH 2Lake Mary | $759K | 15 days |
| CHASE GROVES UNIT 3Lake Mary | $370K | 18 days |
| HEATHROWLake Mary | $800K | 18 days |
Cities in this ZIP
Most active communities
Put this data to work
The questions people actually ask
Should I buy a house in 32746 right now?
The data says conditions currently favor sellers in 32746 — the Momentum Score reads 68/100 with 3.5 months of supply. Buyers should come fully underwritten; sellers still set the pace here. The right timing always depends on your rate, your equity, and how long you plan to stay — not just the market.
Is 32746 becoming more affordable?
Yes, modestly — the median sale price in 32746 is $415,000, down 0.6% versus the prior year, while sellers still capture 95.1% of asking price. Softening prices plus normal-length marketing times mean affordability is improving at the margin, though financing costs matter more than list prices for most monthly payments.
Where are prices falling fastest in 32746?
Among tracked communities with enough sales to measure, the sharpest 1-year median declines are NOTTING HILL A CONDO (-17%); REGENCY PARK AT LAKE MARY A CONDO (-15%); HIDDEN VILLAGE CONDO (-12%). Note that community-level medians move on small sale counts — a few high- or low-end closings can swing them — so treat these as leads for a comp analysis, not verdicts.
Which 32746 neighborhoods are most competitive?
Measured by speed of sale, the fastest-moving tracked communities right now are LAKEVIEW VILLAGE (11 days); WOODBRIDGE LAKES UNIT 1 (14 days); TIMACUAN UNIT 16 PH 2 (15 days) — homes there go under contract well ahead of the market-wide pace of 36 days.
32746 (Lake Mary) housing market FAQ
What is the median home price in 32746?
The median sale price in 32746 is currently $415,000, down 0.6% from a year ago, based on MLS sales data updated August 6, 2026.
Is 32746 a buyer's or seller's market right now?
The data currently favors sellers. 32746 scores 68 of 100 on the Momentum Score, with 3.5 months of housing supply. Conditions change; this page updates daily.
How long do homes take to sell in 32746?
The typical home in 32746 goes under contract in about 36 days, per current MLS data.
How many homes are for sale in 32746?
There are approximately 59 active listings in 32746 as of August 6, 2026.
Are home prices in 32746 rising or falling?
Median sale prices are down 0.6% year over year based on a rolling comparison of MLS sales.
Momentum agents use this intelligence every day to price listings and write winning offers across 32746 (Lake Mary). Talk through what the numbers mean for your move.
Every number on this page is computed directly from licensed Florida MLS feeds, recorded public sales, Zillow Research, and U.S. Census data — nothing is manually adjusted or estimated by hand. Medians use recorded closed sales; supply figures use live listing counts refreshed twice daily; the Momentum Score methodology is summarized .
Analyst oversight: Jon Brooks — Co-Founder, Momentum Realty · CEO, Momentum Research · Housing Market Analyst · methodology reviewed quarterly · Last data refresh: August 6, 2026 at 7:18 PM ET
Statistics on this page are computed automatically from licensed MLS feeds and public data sources (Zillow Research, U.S. Census Bureau) and summarized without manual review. Figures are estimates based on recent recorded activity, are deemed reliable but not guaranteed, and should be verified with a licensed agent before making decisions. This page does not constitute an appraisal or an automated valuation of any specific property. Momentum Realty is licensed in Florida and Georgia. Equal Housing Opportunity.