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 32809 — Orlando
The 32809 housing market is experiencing a period of price correction with a year-over-year decline of 9.7%, reflecting broader regional cooling trends. Despite this, inventory remains relatively tight and demand is supported by the area's central location and significant renter base. The market is currently balanced, with stable days-on-market figures indicating consistent interest from buyers.
This ZIP is well-suited for commuters and families seeking proximity to Orlando's employment centers, as well as investors targeting the area's high renter population.
Median prices moved down 9.7% year over year.
Homes spend a median of 15 days on market with 3.1 months of supply — a fast-moving market.
1% of listings have cut prices · homes sell at 98.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.1% · poverty 14.5% — a stable, low-distress profile.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 32809, Orange County FL
Public schools serving the area are part of the Orange County Public Schools district, with performance ratings varying by individual campus.
The area is subject to standard Florida wind and storm risks; property insurance premiums have seen upward pressure due to regional climate exposure.
The area benefits from proximity to the Orlando employment core and major transportation corridors, with ongoing residential and commercial infill development.
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 have direct access to major thoroughfares including the Florida Turnpike and Orange Blossom Trail, providing connectivity to downtown Orlando and the airport.
The area features access to local lakes, community parks, and proximity to major Orlando shopping and dining districts.
The rental market is characterized by a significant renter share of approximately 46%, with steady demand driven by proximity to Orlando employment hubs.
The local economy is anchored by the broader Orlando-Kissimmee-Sanford metropolitan area, with significant employment in tourism, hospitality, and logistics.
The area is served by major highway corridors including the Florida Turnpike and US-441, facilitating regional transit.
Development activity is primarily focused on residential infill and commercial redevelopment along major arterial roads.
The Orange County Property Appraiser manages assessments for all parcels within the jurisdiction.
Parcels are subject to Orange County Public Schools and various municipal utility service districts.
Property insurance market conditions are tight, with premiums reflecting Florida's high-risk profile for wind and storm damage.
Data retrieved from Census Reporter and US Zip Codes based on ACS 2024 5-year estimates.
A major chain of lakes providing recreational boating and fishing opportunities.
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.
No recorded foreclosure notices for ZIP 32809 yet. Counties ingest on the scheduled rotation — absence here reads as no recorded notices, not as verified zero distress.