32804 (Orlando)
Housing Market & Home Values
Median sale price $598,000, up 13.6% year over year, with homes going under contract in about 38 days, 35 homes on the market.
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Housing Market Analyst
Inventory sits at 2.5 months of supply — tight by the 3-to-6-month balanced benchmark, and 30% of listed homes are already under contract. Prices are up 13.6% versus the prior year and sellers are still collecting 95.4% 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 — pressure remains upward while supply stays this thin.
- Inventory — building over the tracked window; watch whether that holds through the season.
- Negotiating power — sellers hold the leverage while 30% of inventory sits under contract.
- Mortgage sensitivity — at 5.2× income, this market is highly sensitive to rate moves; rate relief tends to show up in demand here quickly.
Derived from current 32804 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 32804 is hot — and where it isn't
Each dot is a community (42 shown, sized by sales volume rank). Click any dot to open its full neighborhood guide.
The read on 32804 (Orlando)
The median sale price across 32804 currently stands at $598,000, up 13.6% from a year ago. Buyers are paying a median of $343 per square foot. The typical home goes under contract in about 38 days. Sellers are capturing 95.4% of their original asking price on average.
There are 35 active listings on the market, with 13 more already under contract. At the current sales pace that works out to 2.5 months of supply — a seller-leaning market by the standard six-month benchmark. 209 homes closed here over the trailing 12 months.
Zillow's home value index for Orange County stands at $400,602. About 28% 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 32804 is 72 of 100 — healthy market territory. This page recalculates every day as new MLS data lands, so the numbers above reflect the market as of October 5, 2026.
32804 since 2012 — and where it’s heading
A median home here sold for $185,446 in 2012 and $624,678 over the last recorded year — 237% appreciation across 14 years of recorded sales. Cash buyers took 43% of recent sales, down from a 64% peak.
Median sale price · 2012–2026 (2,328 recorded sales)
Days on market by year
Cash buyers · share of sales
Home value trend · Orange County (Zillow ZHVI)
For-sale inventory · county (Zillow)
Daily active vs pending · Orange County (MLS)
Median price · daily recalculation
What’s driving 32804
Top inbound states: NY, CA, NJ, TX. Movers arriving report ~$66,457 average income. Source: IRS SOI county-to-county migration, 2022-2023
4,204 Citizens policies in force in Orange County — the state-backed insurer of last resort. Budget insurance into any Orange purchase before you fall in love with a house. Source: Citizens Property Insurance, Detail by County, April 2026
4,221 single-family · 8,919 multi-family · 9.1 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 32804 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 Orange
| Market | Median | Active | Score | |
|---|---|---|---|---|
| 32804 ← this page | $598K | 35 | 72 | |
| 34787 | $598K | 352 | 63 | Open → |
| 32703 | $395K | 148 | 75 | Open → |
| 32819 | $543K | 143 | 53 | Open → |
| 32827 | $795K | 136 | 57 | Open → |
| 34786 | $640K | 131 | 61 | Open → |
Neighborhoods on the move
| College Park Third AddOrlando | $668K | ▲ 35% |
| College ParkOrlando | $692K | ▲ 29% |
| Bonita ParkOrlando | $596K | ▲ 22% |
| College Park Cc SecOrlando | $511K | ▲ 21% |
| Sunshine GardensOrlando | $360K | ▲ 12% |
| Orwin Manor Westminster SecWinter Park | $618K | ▼ 16% |
| Brix At The Packing DistrictOrlando | $612K | ▼ 4% |
| Sunshine Gardens 1St AddOrlando | $355K | ▼ 1% |
| Anderson ParkOrlando | $660K | ▼ 0% |
| College Park Second AddOrlando | $912K | ▼ 7% |
| Anderson ParkOrlando | $660K | 5 |
| Ardsley Manor SubOrlando | $522K | 3 |
| College Park Second AddOrlando | $912K | 3 |
| College Park Third AddOrlando | $668K | 3 |
| Bonita ParkOrlando | $596K | 2 |
| Anderson ParkOrlando | $660K | 6 days |
| College Park Second AddOrlando | $912K | 6 days |
| College ParkOrlando | $692K | 10 days |
| Sunshine Gardens 1St AddOrlando | $355K | 10 days |
| College Park Third AddOrlando | $668K | 14 days |
Cities in this ZIP
Most active communities
Put this data to work
The questions people actually ask
Should I buy a house in 32804 right now?
The data says conditions currently favor sellers in 32804 — the Momentum Score reads 72/100 with 2.5 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 32804 becoming more affordable?
No — the median sale price in 32804 is $598,000, up 13.6% versus the prior year, while sellers still capture 95.4% of asking price. Rising prices mean waiting has a cost; affordability hinges mostly on your rate.
Where are prices falling fastest in 32804?
Among tracked communities with enough sales to measure, the sharpest 1-year median declines are Orwin Manor Westminster Sec (-16%); Brix At The Packing District (-4%); Sunshine Gardens 1St Add (-1%). 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 32804 neighborhoods are most competitive?
Measured by speed of sale, the fastest-moving tracked communities right now are Anderson Park (6 days); College Park Second Add (6 days); College Park (10 days) — homes there go under contract well ahead of the market-wide pace of 38 days.
32804 (Orlando) housing market FAQ
How is the housing market in 32804 right now?
As of October 5, 2026, the 32804 housing market favors sellers: the median sale price is $598,000 (up 13.6% year over year), 35 homes are for sale against 209 sales in the last 12 months, which is 2.5 months of supply, and the typical home goes under contract in about 38 days.
How much is a house in 32804?
The median home sold for $598,000 in 32804 over the last 12 months, about $343 per square foot; asking prices on the 35 current listings run from well below to well above that, and the community pages linked below show what each neighborhood actually sells for.
Is it a good time to sell a house in 32804?
By the numbers, sellers in 32804 are getting 95.4% of asking price and going under contract in about 38 days with 2.5 months of supply. Under four months of supply generally favors sellers; over six favors buyers. Whether it is a good time for you depends on what you paid and where you are going next, which is a conversation with an agent, not a chart.
What is the 32804 housing market forecast?
Momentum Realty publishes the recorded trend, not a prediction: 32804 median sale prices are up 13.6% year over year, inventory stands at 2.5 months of supply, and 30% of listings are under contract. The charts on this page update with every MLS refresh, so the direction shows up here before any forecast catches it.
What is the median home price in 32804?
The median sale price in 32804 is currently $598,000, up 13.6% from a year ago, based on MLS sales data updated October 5, 2026.
Is 32804 a buyer's or seller's market right now?
The data currently favors sellers. 32804 scores 72 of 100 on the Momentum Score, with 2.5 months of housing supply. Conditions change; this page updates daily.
How long do homes take to sell in 32804?
The typical home in 32804 goes under contract in about 38 days, per current MLS data.
How many homes are for sale in 32804?
There are approximately 35 active listings in 32804 as of October 5, 2026.
Are home prices in 32804 rising or falling?
Median sale prices are up 13.6% 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 32804 (Orlando). 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: October 5, 2026 at 1:44 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.