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 32836 — Orlando
The 32836 housing market is currently balanced with a median sale price of $841,000, reflecting a 5.9% year-over-year increase. With approximately 5 months of supply and a moderate pace of sales, the market provides room for negotiation between buyers and sellers.
This ZIP is ideal for affluent families, professionals working in the tourism or corporate sectors, and investors seeking high-end properties with proximity to Orlando's primary attractions.
Median prices moved up 5.9% year over year.
Homes spend a median of 49 days on market with 5.0 months of supply — a fast-moving market.
0% of listings have cut prices · homes sell at 0% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 6.2% · poverty 9.5% — a stable, low-distress profile.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 32836, Orange County FL
The area is served by Orange County Public Schools, generally characterized by high-performing schools in the Dr. Phillips and surrounding suburban communities.
The region faces standard Florida risks including hurricane-related wind and flood exposure, necessitating comprehensive property insurance coverage.
The area benefits from proximity to major Orlando employment hubs, tourism-driven economic activity, and ongoing residential development in the southwest Orange County corridor.
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 typically commute via I-4 or the Florida Turnpike toward downtown Orlando or the major tourism employment centers.
The ZIP features extensive access to the Butler Chain of Lakes, numerous golf courses, and proximity to major theme park attractions and upscale shopping districts like Restaurant Row.
The rental market is robust due to high demand from both long-term residents and seasonal workers, with significant investor interest in short-term rental properties near theme parks.
The economy is heavily anchored by the tourism and hospitality sectors, with significant contributions from corporate headquarters and professional services in the greater Orlando area.
The area is primarily car-dependent, relying on major arterial roads like Apopka-Vineland Road and proximity to the I-4 corridor for regional connectivity.
Ongoing development includes luxury residential infill and mixed-use projects that continue to expand the suburban footprint of the Dr. Phillips area.
The Orange County Property Appraiser manages assessments, with values typically updated annually based on market sales data.
Parcels may be subject to various special assessments, including community development districts (CDDs) for infrastructure maintenance in newer master-planned communities.
Property insurance premiums in this region are influenced by Florida's statewide market volatility and the specific flood/wind risk profiles of individual properties.
Data sourced from Census Reporter and ACS profiles.
A premier chain of lakes known for boating, fishing, and luxury waterfront estates.
A high-density corridor on Sand Lake Road featuring numerous upscale dining and retail 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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