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 32806 — Orlando
The 32806 housing market is currently balanced, with a median sale price of $429,500 and approximately 4 months of supply. While year-over-year prices have seen a slight decline, the area remains competitive due to its central location and strong rental demand. Market activity is stable, reflecting a cautious but steady environment for both buyers and sellers.
This ZIP is ideal for family buyers and professionals seeking proximity to Downtown Orlando, offering a mix of established neighborhoods and renovated housing stock.
Median prices moved down 0.9% year over year.
Homes spend a median of 31 days on market with 4.0 months of supply — a fast-moving market.
32% of listings have cut prices · homes sell at 98% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.7% · poverty 8.3% — 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 6.4%/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 7.4%/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 32806, Orange County FL
The area is served by Orange County Public Schools, generally characterized by a mix of highly-rated magnet programs and neighborhood schools with varying performance metrics.
The region faces standard Florida risks including hurricane-related wind exposure and localized flooding, necessitating comprehensive property insurance coverage.
Economic momentum is driven by proximity to Downtown Orlando's employment core, with ongoing infill development and residential renovations characterizing the local landscape.
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 benefit from excellent proximity to Downtown Orlando, with most commutes involving short drives or access to local transit corridors.
The area features significant access to the Conway Chain of Lakes, numerous local parks like Wadeview Park, and proximity to the shopping and dining districts of the SoDo and Hourglass districts.
The rental market is robust with a gross yield of approximately 5.17%, supported by steady demand from professionals working in the nearby downtown core.
The economy is anchored by the tourism, hospitality, and government sectors of the greater Orlando metropolitan area.
The area is well-connected via major thoroughfares like I-4 and SR 408, facilitating access to the broader Central Florida region.
Development is primarily focused on residential densification and the revitalization of older commercial corridors.
The Orange County Property Appraiser manages assessments, ensuring properties are valued at just market value for tax purposes.
Parcels are subject to Orange County Public Schools and various municipal utility districts.
Property insurance premiums remain elevated due to regional climate risks, requiring proactive coverage management.
Data retrieved from US Census Bureau ZCTA-level tables.
A popular community park featuring sports facilities and green space.
A major recreational hub for boating and fishing serving the area.
A major commercial corridor providing extensive retail and dining options.
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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