The story of this market
The typical home in ZIP 32809 sells for about $357,984, or $278 per square foot.
Prices are down 9.7% from a year ago, which gives buyers more room to negotiate. Homes take about 15 days to sell, which is fast. HUD's fair market rent for a two-bedroom is $1,472 a month.
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 6.3% · poverty 17.5% — a mixed stability profile.
Built from 302 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.
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.
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.
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.