Provisional grade — derived from this report's measured data points; the county detector suite has not measured this geography yet. The measured ARED Score replaces it on the suite's next run.
ZIP 32804 — Orlando
The 32804 housing market remains resilient with steady home value appreciation and low inventory levels. While interest rates have tempered buyer activity, the area's desirability and limited supply continue to support stable pricing. Market conditions are driven by strong demand for established, walkable neighborhoods near the urban core.
This ZIP is ideal for young professionals and families seeking a walkable, historic neighborhood feel with easy access to downtown. It attracts those who value established community character over new-build suburban sprawl.
Median prices moved up 0.3% year over year.
Homes spend a median of 29 days on market with 4.2 months of supply — a fast-moving market.
28% of listings have cut prices · homes sell at 97.5% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.0% · poverty 7.9% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.6%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.1%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 32804, Orange County FL
Crime rates in the 32804 area are generally considered moderate, with property crime being the primary concern compared to violent crime. The area experiences typical urban crime trends consistent with central Orlando neighborhoods.
The area is served by Orange County Public Schools, which generally maintains a mix of highly-rated magnet programs and standard neighborhood schools. Educational quality is considered a strong draw for families in the College Park vicinity.
The area faces standard Florida risks, including potential for localized flooding during heavy rainfall and wind damage from tropical storms. Property insurance premiums have seen upward pressure due to regional climate risk assessments.
Economic momentum is driven by proximity to downtown Orlando's professional services and the nearby healthcare corridor. Ongoing infill development and the revitalization of historic commercial districts continue to attract investment.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Florida) — Statewide Uniform Property Tax Lien Priority & Tax Deed Sale Enforcement: Unpaid real ad valorem and non-ad valorem taxes become a first-priority sovereign lien on January 1 of the tax year, superior to all mortgages and private liens. If unpaid by April 1 following the tax year, tax certificates are sold via competitive bidding under § 197.432. State (Florida) — Community Development District (CDD) Special Assessment & Financing Lien Mandate: Binds the parcel to non-ad valorem assessments levied directly by the CDD board to fund infrastructure bonds (capital assessments) and operations/maintenance (O&M assessments). State (Florida) — Florida Constitutional Homestead Exemption & Save Our Homes (SOH) Assessment Cap: Reduces taxable value by up to $50,000: base $25,000 exemption applies to all taxing authorities (including school districts); second $25,000 exemption applies to assessed value between $50,000 and $75,000 for non-school millage. State (Florida) — Florida Ad Valorem Real Property Assessment & Tax Mechanics: Parcels are assessed annually at 100% just value (market value) as of January 1 by county property appraisers. Tax formula: Tax Bill = (Taxable Value / 1,000) * Total Levied Millage Rate. Assessed Value = Just Value - Assessment Limitations.
Residents enjoy a highly accessible location with direct access to I-4 and proximity to the SunRail commuter line, facilitating efficient travel to downtown Orlando and major employment hubs.
The area features numerous community parks, including Lake Ivanhoe and Dartmouth Park, offering trails and water access. The College Park district provides a dense concentration of local boutiques, cafes, and dining options.
The rental market is characterized by high demand for single-family homes and boutique apartment complexes, with low vacancy rates. Investor activity remains steady, though short-term rental regulations are strictly enforced by the city.
The economy is anchored by the tourism, healthcare, and professional services sectors in the greater Orlando area. Major employers include AdventHealth and various regional government offices.
The area is served by major highway corridors including I-4 and SR 50, with access to the SunRail commuter rail system. Public transit is provided by LYNX bus services.
The Packing District remains the primary development focus, significantly impacting the northern portion of the ZIP. Infill residential projects continue to replace older structures.
Parcels are subject to Orange County property taxes and municipal assessments for the City of Orlando. Special districts for water and utility management are standard.
Property insurance market is tight with rising premiums due to regional wind and flood risk profiles. Homeowners are encouraged to maintain updated wind mitigation inspections.
Data retrieved from data.census.gov ZCTA 32804 profile.
Popular waterfront park with skyline views and recreational trails.
Historic commercial corridor featuring local restaurants and boutiques.
Historic public golf course and community anchor.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Forecasts are for speculation only and should not be used as a deciding factor in any transaction. Projections trend strictly from calculable historical values — the platform cannot predict market movements, market sentiment, or the market itself.
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Standard trend model — solid = measured history · dashed = projection anchored at each line's last measured point, following that series' trailing pace (CAGR capped ±12%/yr) or trailing mean · projections are estimates, not measured reads · every charted series runs the standard 5-year historical window with a 1-year forecast, trimmed from the full retained ledger — the forecast always extends into the future year (a lagging ledger bridges to it) and stops there on purpose: authoritative, not wizardry · every price line is county-assessed value from the district CAD — the tier's same-parcel assessment roll-up on the momentum tile, the assessed trajectory in raw dollar levels and as a YoY-chained index (base 100), and the month-over-month pace from nearby comparable sales pooled from the research track; a tier without comps yet keeps its pace story with the assessed trend. Inventory, liquidity, price-cut and foreclosure lines run on the platform's own measured series.
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Aggregate foreclosure counts for this geography — recorded notices, upcoming sales and distress weight against population. The filing-level ledger opens at Investor.
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