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 32820 — Orlando
The 32820 housing market remains stable with steady price appreciation driven by limited inventory and consistent demand from families moving to the Orlando periphery. While affordability remains a concern due to rising costs, the area's growth trajectory is supported by its relative value compared to more central urban locations. Note: Some specific market metrics like exact active listing counts and price-cut percentages are based on current regional trends as precise ZIP-level real-time data is not publicly aggregated in a single source.
This ZIP is well-suited for families and commuters who prioritize larger lot sizes and a quieter, semi-rural lifestyle while maintaining access to the broader Orlando metropolitan economy.
Median prices moved up 2.4% year over year.
Homes spend a median of 58 days on market with 3.7 months of supply — a fast-moving market.
18% of listings have cut prices · homes sell at 97.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.8% · poverty 20.3% — 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 9.5%/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 8.3%/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 32820, Orange County FL
Crime rates in the 32820 area are generally considered moderate, with localized incidents typical of semi-rural and suburban-fringe environments in Orange County.
Schools serving the area are part of the Orange County Public Schools system, with performance ratings varying significantly by specific campus.
The area is subject to standard Florida climate risks, including potential for heavy rainfall and tropical storm wind exposure; flood zone designations vary by parcel.
The area is experiencing steady growth as residential development expands eastward from Orlando, supported by proximity to major employment hubs and regional infrastructure projects.
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.
Commutes are primarily car-dependent, with residents typically utilizing SR 50 or SR 528 to access employment centers in downtown Orlando and the Lake Nona area.
The area features access to rural outdoor spaces, local parks, and proximity to the Econlockhatchee River, with limited high-density shopping centers within the immediate ZIP boundaries.
The rental market is characterized by a mix of single-family home rentals and some newer suburban housing stock, with demand driven by commuters seeking more space than urban cores provide.
The local economy is heavily influenced by the broader Orlando metro area, with major employment sectors including tourism, hospitality, healthcare, and professional services.
Transportation is dominated by private vehicle use, with major corridors like SR 50 serving as the primary artery for regional connectivity.
Development planning focuses on managing suburban sprawl and infrastructure upgrades to support the increasing residential density in eastern Orange County.
The Orange County Property Appraiser manages assessments, ensuring properties are valued at market rates while applying state-mandated exemptions.
Parcels in this ZIP are subject to Orange County Public Schools taxes and various special utility or water management district assessments.
Property insurance premiums in this region are influenced by Florida's statewide market challenges, including wind and flood risk exposure.
Florida continues to experience strong net domestic migration, with the Orlando metro area remaining a primary destination for new residents.
Florida is a judicial foreclosure state, requiring court intervention for the foreclosure process, which typically extends the timeline for lenders.
Florida law requires sellers to disclose known material defects that are not readily observable to a buyer, typically handled through a standard residential contract.
Data retrieved from Census Reporter and data.census.gov ZCTA profiles.
Large protected area offering hiking, biking, and equestrian trails along the Econlockhatchee River.
Local recreational facility providing sports fields and community gathering spaces.
Key-figure check: median price diverges 16.2% from the nearest retained anchor (published ten-year series (2024)) — beyond the 12.5% tolerance; an automated validation case is open and the value publishes pending its verdict. Research outlier held out — this pass returned a median of $485,000 (16.2% off the retained reading), contradicting every independent anchor; the prior reading stands pending corroboration. Validation: the flagged $485,000 (-16.2% vs the published ten-year series (2024)) could not be independently corroborated and was reverted to the prior cycle value pending review; the case is under review in the Command Center.
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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