32836 (Orlando)
Homes for Sale & Housing Market
Median sale price $740,000, up 4.4% year over year, with homes going under contract in about 44 days, 50 homes on the market.
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Housing Market Analyst
Inventory sits at 4.6 months of supply — balanced by the 3-to-6-month balanced benchmark, and 25% of listed homes are already under contract. Prices are up 4.4% versus the prior year and sellers are still collecting 94.8% 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 neither side decisively.
- Prices — balanced supply argues for a sideways market; condition and pricing decide individual outcomes.
- Inventory — building over the tracked window; watch whether that holds through the season.
- Negotiating power — buyers gain ground as 25% 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 32836 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 32836 is hot — and where it isn't
Each dot is a community (43 shown, sized by sales volume rank). Click any dot to open its full neighborhood guide.
The read on 32836 (Orlando)
The median sale price across 32836 currently stands at $740,000, up 4.4% from a year ago. Buyers are paying a median of $298 per square foot. The typical home goes under contract in about 44 days. Sellers are capturing 94.8% of their original asking price on average.
There are 50 active listings on the market, with 11 more already under contract. At the current sales pace that works out to 4.6 months of supply — roughly balanced conditions by the standard six-month benchmark. 165 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 32836 is 57 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.
32836 since 2012 — and where it’s heading
A median home here sold for $270,909 in 2012 and $1,403,895 over the last recorded year — 418% appreciation across 14 years of recorded sales. Cash buyers took 39% of recent sales, down from a 56% peak.
Median sale price · 2012–2026 (2,932 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 32836
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 32836 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 | |
|---|---|---|---|---|
| 32836 ← this page | $740K | 50 | 57 | |
| 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
| Ruby Lake OrlandoOrlando | $1.02M | ▲ 15% |
| RUBY LAKE PH 1Orlando | $1.02M | ▲ 15% |
| Waters Edge Boca Pointe At Turtle CreekOrlando | $1.25M | ▲ 13% |
| Cypress Point Ph 03Orlando | $1.96M | ▲ 10% |
| Sand Lake PointOrlando | $740K | ▲ 10% |
| Royal Estates Sec 1Orlando | $312K | ▼ 28% |
| Golden Oak Phase 5Golden Oak | $7.25M | ▼ 25% |
| GRANADASarasota | $1.15M | ▼ 19% |
| GOLDEN OAKGolden Oak | $7.14M | ▼ 13% |
| Granada VillasOrlando | $520K | ▼ 11% |
| Parkview ReserveOrlando | $1.30M | 12 |
| Ruby Lake OrlandoOrlando | $1.02M | 5 |
| Bay Vista EstatesOrlando | $660K | 4 |
| Mabel Bridge OrlandoOrlando | $699K | 4 |
| Newbury ParkOrlando | $355K | 3 |
| BAY LAKES AT GRANADA SEC 04Orlando | $525K | 9 days |
| Bay Lakes At Granada Section 2Orlando | $515K | 11 days |
| Ruby Lake OrlandoOrlando | $1.02M | 32 days |
| RUBY LAKE PH 1Orlando | $1.02M | 32 days |
| GRANADA VILLAS PH 01Orlando | $546K | 36 days |
Cities in this ZIP
Most active communities
Put this data to work
The questions people actually ask
Should I buy a house in 32836 right now?
The data says conditions currently favor neither side decisively in 32836 — the Momentum Score reads 57/100 with 4.6 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 32836 becoming more affordable?
No — the median sale price in 32836 is $740,000, up 4.4% versus the prior year, while sellers still capture 94.8% of asking price. Rising prices mean waiting has a cost; affordability hinges mostly on your rate.
Where are prices falling fastest in 32836?
Among tracked communities with enough sales to measure, the sharpest 1-year median declines are Royal Estates Sec 1 (-28%); Golden Oak Phase 5 (-25%); GRANADA (-19%). 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 32836 neighborhoods are most competitive?
Measured by speed of sale, the fastest-moving tracked communities right now are BAY LAKES AT GRANADA SEC 04 (9 days); Bay Lakes At Granada Section 2 (11 days); Ruby Lake Orlando (32 days) — homes there go under contract well ahead of the market-wide pace of 44 days.
32836 (Orlando) housing market FAQ
How is the housing market in 32836 right now?
As of September 15, 2026, the 32836 housing market is roughly balanced: the median sale price is $740,000 (up 4.4% year over year), 50 homes are for sale against 165 sales in the last 12 months, which is 4.6 months of supply, and the typical home goes under contract in about 44 days.
How much is a house in 32836?
The median home sold for $740,000 in 32836 over the last 12 months, about $298 per square foot; asking prices on the 50 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 32836?
By the numbers, sellers in 32836 are getting 94.8% of asking price and going under contract in about 44 days with 4.6 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 32836 housing market forecast?
Momentum Realty publishes the recorded trend, not a prediction: 32836 median sale prices are up 4.4% year over year, inventory stands at 4.6 months of supply, and 25% 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 32836?
The median sale price in 32836 is currently $740,000, up 4.4% from a year ago, based on MLS sales data updated September 15, 2026.
Is 32836 a buyer's or seller's market right now?
The data currently is roughly balanced. 32836 scores 57 of 100 on the Momentum Score, with 4.6 months of housing supply. Conditions change; this page updates daily.
How long do homes take to sell in 32836?
The typical home in 32836 goes under contract in about 44 days, per current MLS data.
How many homes are for sale in 32836?
There are approximately 50 active listings in 32836 as of September 15, 2026.
Are home prices in 32836 rising or falling?
Median sale prices are up 4.4% 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 32836 (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.