The story of this market
The typical home in ZIP 32806 sells for about $429,500, or $315 per square foot.
Homes take about 69 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,552 a month.
ZIP 32806 — Orlando
The 32806 housing market is currently characterized by stable pricing and moderate competition, with homes selling in a median of 69 to 74 days. While inventory remains tight, the market is supported by strong demand from professionals and families drawn to the area's central location. Figures for active inventory and specific price-cut percentages are based on current portal data, while some specific census-derived metrics are noted as estimates.
This ZIP is ideal for family buyers seeking established neighborhoods, professionals commuting to downtown Orlando or the medical district, and investors looking for properties with renovation potential.
Median prices moved sideways 0.0% year over year.
Homes spend a median of 69 days on market with 3.2 months of supply — a fast-moving market.
28% of listings have cut prices · homes sell at 97.21% 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.
Built from 521 recorded sales in the last 24 months against HUD 3-bedroom fair market rents. The location premium is the part of the price that rent, income, education, employment, vacancy, price trend, hazard, lending and flood risk don't explain. It usually reflects amenities, schools and scarcity. It's area context and does not change this ZIP's home value estimates.
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 8.1%/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 7.7%/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
Crime rates in the 32806 area are generally consistent with urban Orlando averages, with property crime being the primary concern. Residents typically experience moderate safety levels compared to the broader metropolitan region.
The area is served by Orange County Public Schools, which generally maintain a mix of ratings; several local elementary and middle schools are well-regarded by families for their community engagement.
The ZIP code is located in a region with moderate flood risk, particularly near the various lakes in the Conway and Crystal Lake areas. Standard wind and storm insurance coverage is essential due to Florida's hurricane exposure.
Economic momentum is driven by proximity to downtown Orlando and the Orlando Health medical district. Development is characterized by infill residential projects and the renovation of mid-century housing stock.
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 direct access to the SR 408 expressway and I-4, providing efficient transit to downtown Orlando and the major employment hubs of the medical and tourism sectors.
The area features extensive access to the Conway Chain of Lakes, providing opportunities for boating and fishing. Numerous local parks, such as Lake Jennie Jewel, offer trails and green space within a short distance.
The rental market is robust, supported by a mix of long-term residents and professionals working in the nearby medical district. Vacancy pressure remains low due to the area's central location and high demand for housing.
The economy is anchored by the Orlando Health medical campus and proximity to the downtown Orlando business core. The area benefits from a diverse mix of healthcare, professional services, and tourism-related employment.
The area is served by major arterial roads including Orange Avenue and Michigan Street, with easy access to the SR 408 expressway. Public transit is provided by LYNX bus routes connecting to the downtown hub.
Development is primarily focused on infill residential projects and the modernization of existing commercial corridors along major thoroughfares.
The Orange County Property Appraiser manages assessments, utilizing a mass appraisal system to determine market value for tax purposes.
Parcels are subject to Orange County Public Schools district taxes and municipal service taxing units for local infrastructure maintenance.
Property insurance premiums are influenced by Florida's statewide market conditions, with specific attention to wind and flood risk mitigation.
Florida continues to experience strong net domestic migration, driven by job growth and lifestyle preferences.
Florida is a judicial foreclosure state, requiring court intervention for the foreclosure process, which typically extends the timeline for completion.
Sellers are required to provide a written disclosure of known material defects affecting the property's value or safety.
Data retrieved from data.census.gov ZCTA-level tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
- Universal Studios Florida4.77.1 mi
- Walt Disney World® Resort4.715.9 mi
- Magic Kingdom Park4.615 mi
- Epcot4.714.9 mi
- SeaWorld Orlando4.49.3 mi
- Kia Center4.62.7 mi
- Orange County Convention Center4.59 mi
- Camping World Stadium4.33.5 mi
- Westgate Lakes Resort & Spa4.39.2 mi
- Rosen Shingle Creek4.67.4 mi
- Universal Studios Florida4.77.1 mi
- SeaWorld Orlando4.49.3 mi
- Universal CityWalk Orlando4.77.1 mi
- Universal Islands of Adventure4.77.4 mi
- Gatorland4.710.9 mi
- Orlando Science Center4.64.5 mi
- Crayola Experience Orlando4.44.9 mi
- Dezerland Park Orlando4.56.2 mi
- Harry P Leu Gardens4.74.1 mi
- Titanic: The Artifact Exhibition4.57.9 mi
- Gatorland4.710.9 mi
- Lake Eola Park4.72.5 mi
- Harry P Leu Gardens4.74.1 mi
- Mead Botanical Garden4.65.2 mi
- Cranes Roost Park4.811 mi
- Topgolf Orlando4.58.2 mi
- Evermore Orlando Resort4.612.6 mi
- Shingle Creek Golf Club4.57.4 mi
- Dubsdread Golf Course4.65.4 mi
- Eagle Creek Golf Clubhouse4.212 mi
- The Florida Mall4.54.9 mi
- Orlando Vineland Premium Outlets4.511.8 mi
- Orlando International Premium Outlets4.66.2 mi
- The Mall at Millenia4.64.8 mi
- Universal CityWalk Orlando4.77.1 mi
- Orlando International Airport4.16.4 mi
- Orlando Sanford International Airport4.219.9 mi
- The Club MCO Terminal A4.45.7 mi
- Napoli Italian Pizzeria4.72.7 mi
- Jones Brothers Air & Seaplane Adventures4.930.2 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area ranked by popularity within the radius shown.
A series of interconnected lakes popular for boating and fishing.
A local park providing green space and recreational access.
A nearby commercial district offering diverse retail and dining options.
Key-figure check: median price diverges 18.5% from the nearest retained anchor (published ten-year series (2025)) — 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 $509,000 (18.5% off the retained reading), contradicting every independent anchor; the prior reading stands pending corroboration. Validation: the flagged $509,000 (+18.5% vs the published ten-year series (2025)) failed independent re-validation and was reverted to the prior cycle value; the case is under review in the Command Center.