32836 (Orlando)
Housing Market
Median sale price $841,000, up 5.9% year over year, with homes going under contract in about 49 days, 44 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 22% of listed homes are already under contract. Prices are up 5.9% versus the prior year and sellers are still collecting 94.2% 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 22% of inventory sits under contract.
- Mortgage sensitivity — at 5.3× 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 (33 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 $841,000, up 5.9% from a year ago. Buyers are paying a median of $300 per square foot. The typical home goes under contract in about 49 days. Sellers are capturing 94.2% of their original asking price on average.
There are 44 active listings on the market, with 12 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. 123 homes closed here over the trailing 12 months.
Zillow's home value index for Orange County stands at $404,958. About 26% 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 55 of 100 — balanced market territory. This page recalculates every day as new MLS data lands, so the numbers above reflect the market as of August 6, 2026.
32836 since 2012 — and where it’s heading
A median home here sold for $294,145 in 2012 and $1,387,009 over the last recorded year — 372% appreciation across 14 years of recorded sales. Cash buyers took 45% of recent sales, down from a 45% peak.
Median sale price · 2012–2026 (2,259 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)
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 | $841K | 44 | 55 | |
| 34787 | $595K | 295 | 63 | Open → |
| 32712 | $470K | 128 | 70 | Open → |
| 32827 | $772K | 125 | 57 | Open → |
| 34786 | $640K | 123 | 60 | Open → |
| 32703 | $385K | 114 | 73 | Open → |
Neighborhoods on the move
| MABEL BRIDGEOrlando | $674K | ▲ 15% |
| RUBY LAKE PH 1Orlando | $1.02M | ▲ 15% |
| PARKVIEW RESERVEOrlando | $1.27M | ▲ 14% |
| PARKSIDE PH 2Orlando | $1.32M | ▲ 10% |
| SAND LAKE POINTOrlando | $712K | ▲ 5% |
| GRANADASarasota | $1.15M | ▼ 19% |
| GOLDEN OAKGolden Oak | $7.14M | ▼ 13% |
| BAY LAKES AT GRANADA SEC 04Orlando | $525K | ▼ 6% |
| ROYAL CYPRESS PRESERVEOrlando | $1.20M | ▼ 3% |
| ROYAL ESTATESOrlando | $325K | ▼ 1% |
| PARKVIEW RESERVEOrlando | $1.27M | 8 |
| ROYAL CYPRESS PRESERVEOrlando | $1.20M | 8 |
| MABEL BRIDGEOrlando | $674K | 5 |
| BAY VISTA ESTATESOrlando | $669K | 3 |
| NEWBURY PARKOrlando | $345K | 2 |
| BAY LAKES AT GRANADA SEC 04Orlando | $525K | 9 days |
| RUBY LAKE PH 1Orlando | $1.02M | 32 days |
| GRANADA VILLAS PH 01Orlando | $546K | 36 days |
| SAND LAKE POINTOrlando | $712K | 39 days |
| MABEL BRIDGEOrlando | $674K | 40 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 55/100 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 $841,000, up 5.9% versus the prior year, while sellers still capture 94.2% 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 GRANADA (-19%); GOLDEN OAK (-13%); BAY LAKES AT GRANADA SEC 04 (-6%). 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); RUBY LAKE PH 1 (32 days); GRANADA VILLAS PH 01 (36 days) — homes there go under contract well ahead of the market-wide pace of 49 days.
32836 (Orlando) housing market FAQ
What is the median home price in 32836?
The median sale price in 32836 is currently $841,000, up 5.9% from a year ago, based on MLS sales data updated August 6, 2026.
Is 32836 a buyer's or seller's market right now?
The data currently is roughly balanced. 32836 scores 55 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 49 days, per current MLS data.
How many homes are for sale in 32836?
There are approximately 44 active listings in 32836 as of August 6, 2026.
Are home prices in 32836 rising or falling?
Median sale prices are up 5.9% 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: 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.