The story of this market
The typical home in ZIP 32818 sells for about $357,500, or $212 per square foot.
Prices are down 11.4% from a year ago, which gives buyers more room to negotiate. Homes take about 37 days to sell. HUD's fair market rent for a two-bedroom is $1,589 a month.
ZIP 32818 — Orlando
The 32818 housing market is currently experiencing a cooling phase, characterized by a year-over-year decline in median sale prices and a reduction in sales volume. While demand remains present, the affordability squeeze and higher interest rates have led to a more balanced market where buyers have more leverage than in previous years.
This ZIP is well-suited for family buyers and commuters seeking relatively more affordable housing options within the greater Orlando metropolitan area.
Median prices moved down 11.4% year over year.
Homes spend a median of 37 days on market with 2.7 months of supply — a fast-moving market.
23% 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 10.8% · poverty 16.8% — a mixed stability profile.
Built from 374 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 8.5%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 32818, Orange County FL
Schools in the area are part of Orange County Public Schools, with performance varying significantly across individual campuses.
The area is subject to standard Florida risks, including hurricane-related wind exposure and localized flooding, necessitating comprehensive property insurance.
The area benefits from proximity to Orlando's major employment hubs and ongoing regional infrastructure improvements, 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 personal vehicles for commuting, with access to major corridors like SR 408 and SR 429 providing connections to downtown Orlando.
The area features several local parks and is within a short drive of major Orlando attractions, shopping centers, and golf courses.
The rental market shows sustained demand with rising rents, though vacancy pressure remains moderate.
The local economy is anchored by the broader Orlando tourism, hospitality, and logistics sectors, with significant employment opportunities in nearby business parks.
The area is served by a network of arterial roads and highways, with limited public transit options compared to the urban core.
Development is primarily focused on infill residential projects and commercial upgrades along major thoroughfares.
The Orange County Property Appraiser manages assessments, with property values determined annually based on market data.
Parcels are subject to Orange County Public Schools taxes and various municipal service district levies.
Property insurance premiums in this region are influenced by Florida's statewide risk profile, particularly regarding wind and storm damage.
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 mi
- Walt Disney World® Resort4.715 mi
- Magic Kingdom Park4.612.7 mi
- Epcot4.714.7 mi
- SeaWorld Orlando4.411.8 mi
- Kia Center4.66.6 mi
- Orange County Convention Center4.510.8 mi
- Camping World Stadium4.35.6 mi
- Westgate Lakes Resort & Spa4.310.6 mi
- Rosen Shingle Creek4.611.1 mi
- Universal Studios Florida4.77 mi
- Magic Kingdom Park4.612.7 mi
- SeaWorld Orlando4.411.8 mi
- Universal CityWalk Orlando4.77.5 mi
- Universal Islands of Adventure4.77.5 mi
- Orlando Science Center4.67 mi
- Crayola Experience Orlando4.410.9 mi
- Dezerland Park Orlando4.58 mi
- Harry P Leu Gardens4.77.7 mi
- Titanic: The Artifact Exhibition4.58.7 mi
- Kelly Park - Rock Springs4.712.3 mi
- Wekiwa Springs State Park4.611 mi
- Lake Apopka Wildlife Drive4.87.7 mi
- Lake Eola Park4.77.3 mi
- Harry P Leu Gardens4.77.7 mi
- Lake Fairview Marina4.74.3 mi
- ADA Travels Agencia de Viajes en Orlando Florida4.95.2 mi
- Topgolf Orlando4.510 mi
- Evermore Orlando Resort4.612.4 mi
- Orange County National Golf Center and Lodge4.413 mi
- Shingle Creek Golf Club4.511 mi
- Dubsdread Golf Course4.65.8 mi
- The Florida Mall4.510.7 mi
- Orlando International Premium Outlets4.67.5 mi
- The Mall at Millenia4.67.2 mi
- Universal CityWalk Orlando4.77.5 mi
- Orlando Outlet Marketplace4.58 mi
- Orlando International Airport4.115 mi
- Orlando Sanford International Airport4.220.2 mi
- The Club MCO Terminal A4.414.4 mi
- Napoli Italian Pizzeria4.711.6 mi
- Jones Brothers Air & Seaplane Adventures4.921.2 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area ranked by popularity within the radius shown.
A regional facility for equestrian events and community recreation.
Provides scenic views and recreational water access.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.