The story of this market
The typical home in ZIP 32811 sells for about $206,939, or $219 per square foot.
Prices are down 9.1% from a year ago, which gives buyers more room to negotiate. Homes take about 49 days to sell. HUD's fair market rent for a two-bedroom is $1,614 a month.
ZIP 32811 — Orlando
The 32811 housing market is currently balanced, characterized by a median sale price of $275,000 and a moderate supply of 4.2 months. While year-over-year prices have seen a decline, the market remains active with consistent sales volume and a stable inventory of listings. Buyers are finding more leverage than in previous years, as evidenced by the median sale-to-list ratio of approximately 96%.
This ZIP is well-suited for entry-level buyers, renters, and investors seeking proximity to Orlando's employment centers at a more accessible price point than the city average.
Median prices moved down 9.1% year over year.
Homes spend a median of 49 days on market with 4.2 months of supply — a fast-moving market.
20% of listings have cut prices · homes sell at 96.45% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 7.8% · poverty 17.3% — a mixed stability profile.
Built from 489 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
ZCTA 32811, Orange County FL
Schools in the area are generally characterized by mixed performance ratings within the Orange County Public Schools district.
The area is subject to standard Florida climate risks, including hurricane-related wind exposure and localized flood risks in low-lying zones.
The area benefits from proximity to major Orlando employment hubs and ongoing residential infill development, though it remains largely built-out.
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 rely on major corridors like Kirkman Road and nearby expressways for access to downtown Orlando and the tourism employment core.
The area features access to local community parks and is within a short drive of major Orlando shopping districts and recreational lakes.
The rental market is deep with a high renter share, showing a slight downward trajectory in asking rents and stable vacancy pressure.
The economy is driven by the tourism, hospitality, and service sectors, with significant employment provided by nearby theme parks and the Orlando metropolitan business core.
The area is served by a network of arterial roads and public bus transit, providing connectivity to the broader Orlando metropolitan area.
Development activity is primarily focused on residential infill and the renovation of existing multi-family housing stock.
The Orange County Property Appraiser manages assessments, utilizing a market-value approach subject to Florida's Save Our Homes cap.
Parcels are subject to Orange County Public Schools district taxes and various municipal service taxing units.
Property insurance premiums in this region are influenced by Florida's statewide market volatility and exposure to tropical weather events.
Data retrieved from US Census Bureau ZCTA 32811 profiles.
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 Florida4.72.8 mi
- Walt Disney World® Resort4.712.2 mi
- Magic Kingdom Park4.610.6 mi
- Epcot4.711.5 mi
- SeaWorld Orlando4.47.2 mi
- Kia Center4.64.1 mi
- Orange County Convention Center4.56.4 mi
- Camping World Stadium4.33.1 mi
- Westgate Lakes Resort & Spa4.36.3 mi
- Rosen Shingle Creek4.66.1 mi
- Disney Springs4.710.9 mi
- Universal Studios Florida4.72.8 mi
- Magic Kingdom Park4.610.6 mi
- Epcot4.711.5 mi
- SeaWorld Orlando4.47.2 mi
- Orlando Science Center4.66.1 mi
- Crayola Experience Orlando4.45.8 mi
- Dezerland Park Orlando4.53.2 mi
- Harry P Leu Gardens4.76.5 mi
- Titanic: The Artifact Exhibition4.54.4 mi
- Gatorland4.711.2 mi
- Lake Eola Park4.74.9 mi
- Harry P Leu Gardens4.76.5 mi
- Lake Apopka Wildlife Drive4.812.8 mi
- Mead Botanical Garden4.67.1 mi
- Lake Fairview Marina4.75.9 mi
- ADA Travels Agencia de Viajes en Orlando Florida4.91.7 mi
- Topgolf Orlando4.55.5 mi
- Evermore Orlando Resort4.69.1 mi
- Orange County National Golf Center and Lodge4.412.2 mi
- Shingle Creek Golf Club4.56.1 mi
- Dubsdread Golf Course4.65.9 mi
- Disney Springs4.710.9 mi
- The Florida Mall4.55.6 mi
- Orlando Vineland Premium Outlets4.59.2 mi
- Orlando International Premium Outlets4.62.8 mi
- The Mall at Millenia4.62.1 mi
- Orlando International Airport4.110.2 mi
- Orlando Sanford International Airport4.222.1 mi
- The Club MCO Terminal A4.49.6 mi
- Napoli Italian Pizzeria4.78 mi
- Jones Brothers Air & Seaplane Adventures4.926.2 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area ranked by popularity within the radius shown.
A large lakeside park offering fishing, camping, and recreational trails.
Key-figure check: median price diverges 32.9% from the nearest retained anchor (prior refresh cycle) — beyond the 12.5% tolerance; an automated validation case is open and the value publishes pending its verdict. Validation: the flagged $275,000 (+32.9% vs the prior refresh cycle) failed independent re-validation and was reverted to the prior cycle value; the case is under review in the Command Center.