32805 (Orlando)
Homes for Sale & Housing Market
Median sale price $260,000, down 4.6% year over year, with homes going under contract in about 42 days, 29 homes on the market.
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Housing Market Analyst
Inventory sits at 3.8 months of supply — balanced by the 3-to-6-month balanced benchmark, and 33% of listed homes are already under contract. Prices are down 4.6% versus the prior year, but sellers are still collecting 94.9% of asking. Taken together, the data points to a broadly balanced market where preparation decides who wins.
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 — buyers gain ground as 33% 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 32805 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 32805 is hot — and where it isn't
Each dot is a community (16 shown, sized by sales volume rank). Click any dot to open its full neighborhood guide.
The read on 32805 (Orlando)
The median sale price across 32805 currently stands at $260,000, down 4.6% from a year ago. Buyers are paying a median of $225 per square foot. The typical home goes under contract in about 42 days. Sellers are capturing 94.9% of their original asking price on average.
There are 29 active listings on the market, with 6 more already under contract. At the current sales pace that works out to 3.8 months of supply — a seller-leaning market by the standard six-month benchmark. 111 homes closed here over the trailing 12 months.
Zillow's home value index for Orange County stands at $403,786. About 27% 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 32805 is 59 of 100 — balanced market territory. This page recalculates every day as new MLS data lands, so the numbers above reflect the market as of September 15, 2026.
32805 since 2014 — and where it’s heading
A median home here sold for $57,672 in 2014 and $313,451 over the last recorded year — 444% appreciation across 12 years of recorded sales. Cash buyers took 26% of recent sales, down from a 50% peak.
Median sale price · 2014–2026 (1,011 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 32805
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 32805 right now.
The tightest band — sellers in this range hold the most leverage, and buyers should walk in with financing done and terms clean.
Both sides have a case: buyers should negotiate on days-on-market, sellers should lean on the under-contract rate. Preparation, not the market, decides who wins a balanced tape.
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 | |
|---|---|---|---|---|
| 32805 ← this page | $260K | 29 | 59 | |
| 34787 | $595K | 357 | 64 | Open → |
| 32703 | $395K | 146 | 76 | Open → |
| 32819 | $543K | 138 | 54 | Open → |
| 32827 | $797K | 137 | 59 | Open → |
| 32832 | $540K | 129 | 60 | Open → |
Neighborhoods on the move
| Isle CatalinaOrlando | $484K | ▲ 18% |
| Spring Lake TerraceOrlando | $834K | ▲ 11% |
| Lake Mann EstatesOrlando | $265K | ▲ 5% |
| RIO GRANDE TERRACE ADD 04Orlando | $294K | ▲ 5% |
| rio grande terrace add 08Orlando | $281K | ▲ -1% |
| Angebilt AddOrlando | $260K | ▼ 24% |
| Washington Shores 3Rd AddOrlando | $198K | ▼ 2% |
| rio grande terrace add 08Orlando | $281K | ▼ 1% |
| RIO GRANDE TERRACE ADD 04Orlando | $294K | ▼ 5% |
| Lake Mann EstatesOrlando | $265K | ▼ 5% |
| Isle CatalinaOrlando | $484K | 9 |
| Angebilt AddOrlando | $260K | 7 |
| Lake Mann EstatesOrlando | $265K | 3 |
| Hughey HeightsOrlando | $245K | 1 |
| rio grande terrace add 08Orlando | $281K | 1 |
| Spring Lake TerraceOrlando | $834K | 16 days |
| RIO GRANDE TERRACE ADD 04Orlando | $294K | 23 days |
| rio grande terrace add 08Orlando | $281K | 28 days |
| Isle CatalinaOrlando | $484K | 45 days |
| Washington Shores 3Rd AddOrlando | $198K | 46 days |
Cities in this ZIP
Most active communities
Put this data to work
The questions people actually ask
Should I buy a house in 32805 right now?
The data says conditions currently favor neither side decisively in 32805 — the Momentum Score reads 59/100 with 3.8 months of supply. For buyers that means preparation over hesitation: well-priced homes still move fast, but there is more room to negotiate than a year ago. The right timing always depends on your rate, your equity, and how long you plan to stay — not just the market.
Is 32805 becoming more affordable?
Yes, modestly — the median sale price in 32805 is $260,000, down 4.6% versus the prior year, while sellers still capture 94.9% 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 32805?
Among tracked communities with enough sales to measure, the sharpest 1-year median declines are Angebilt Add (-24%); Washington Shores 3Rd Add (-2%); rio grande terrace add 08 (-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 32805 neighborhoods are most competitive?
Measured by speed of sale, the fastest-moving tracked communities right now are Spring Lake Terrace (16 days); RIO GRANDE TERRACE ADD 04 (23 days); rio grande terrace add 08 (28 days) — homes there go under contract well ahead of the market-wide pace of 42 days.
32805 (Orlando) housing market FAQ
How is the housing market in 32805 right now?
As of September 15, 2026, the 32805 housing market favors sellers: the median sale price is $260,000 (down 4.6% year over year), 29 homes are for sale against 111 sales in the last 12 months, which is 3.8 months of supply, and the typical home goes under contract in about 42 days.
How much is a house in 32805?
The median home sold for $260,000 in 32805 over the last 12 months, about $225 per square foot; asking prices on the 29 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 32805?
By the numbers, sellers in 32805 are getting 94.9% of asking price and going under contract in about 42 days with 3.8 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 32805 housing market forecast?
Momentum Realty publishes the recorded trend, not a prediction: 32805 median sale prices are down 4.6% year over year, inventory stands at 3.8 months of supply, and 33% 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 32805?
The median sale price in 32805 is currently $260,000, down 4.6% from a year ago, based on MLS sales data updated September 15, 2026.
Is 32805 a buyer's or seller's market right now?
The data currently favors sellers. 32805 scores 59 of 100 on the Momentum Score, with 3.8 months of housing supply. Conditions change; this page updates daily.
How long do homes take to sell in 32805?
The typical home in 32805 goes under contract in about 42 days, per current MLS data.
How many homes are for sale in 32805?
There are approximately 29 active listings in 32805 as of September 15, 2026.
Are home prices in 32805 rising or falling?
Median sale prices are down 4.6% 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 32805 (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: September 15, 2026 at 7:33 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.