Orlando, FL 32804 Real Estate Market Report

ZIP Code: 32804
Report Date: February 2026
Market Temperature: NEUTRAL
Scope: Single-Family Residential (SFR) listings and comps only

---

Executive Overview

The current real estate landscape in Orlando, FL (ZIP: 32804) is marked by a median sold price of $539,900, reflecting a notable shift in market dynamics. The neighborhood has decreased 8% since 2022, indicating a trend of declining values that may influence buyer sentiment and seller expectations. As the market transitions, the median days on market has extended to 197 days, suggesting a slower sales velocity and potential pricing friction as properties linger longer before closing.

With elevated inventory levels observed, the market is experiencing an excess supply relative to sales activity. This condition may indicate a need for sellers to adjust their pricing strategies to align with current buyer demand. The median listing price stands at $680,000, which presents a significant gap compared to the sold price, further highlighting the challenges in achieving sales in this market environment. Overall, the market appears to be stabilizing, yet it remains crucial for stakeholders to navigate these evolving conditions carefully.

---

Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

---

Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

---

Rental Market

Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.

---

Property Taxes

---

Liquidity & Velocity

Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.

---

Market Trends & Context

Understanding Market Temperature

A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in the Orlando, FL market average around 6.12% compared to recent averages near 5.90% for loans originated in early 2026.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

---

Key Findings

1. The median sold price of $539,900 reflects a significant 8% decrease since 2022, indicating a potential shift in buyer sentiment.

2. With median days on market at 197 days, the market is experiencing a slower sales velocity, which may suggest pricing adjustments are necessary.

3. The median listing price of $680,000 presents a notable gap compared to the sold price, indicating potential pricing friction for sellers.

4. Current market conditions show elevated inventory levels, suggesting an excess supply relative to sales activity, which may impact future pricing strategies.

5. The median market rent of $2,120 remains stable, but with a down trend year-over-year, indicating potential challenges in rental demand.

---

Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.