Orlando, FL 32804 Real Estate Market Report
ZIP Code: 32804
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on single-family residential (SFR) properties. Metrics are calculated from recent sales and active listings within the past 90 days.
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 Orlando, FL, are 6.3%, which is 0.5% higher than the 5.8% typical 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
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The neighborhood's primary market indicator is the median sold price of $514,000, which represents the most reliable signal of recent transaction activity and market value in ZIP 32804; use sold prices over asking price signals when benchmarking comps.
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Listing expectations remain above transaction prices: the median listing price is $599,900, notably higher than the median sold price, which may indicate pricing friction or seller optimism versus realized sale values rather than immediate upward pressure on valuations.
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Market velocity is slow: the median days on market is 259, which suggests slower sales velocity and prolonged time to transact for typical SFR and condo listings; this aligns with a balanced market temperature and may require price exposure or concessions to accelerate closings.
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Macro and rental signals are mixed: price year-over-year trend is flat while rent year-over-year trend is down, and interest rate pressure is moderate (current 30-year fixed rate reported at 6.3%, 0.5% higher than a recent 5.8% reference), collectively pointing to a neutral market where steady demand and financing headwinds coexist.
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.
Recent Transactions
Highest sale in the past 90 days. Fully renovated with modern finishes and premium lot positioning.
Sold above market average
Sold above market average
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Representative market sale establishing baseline for properties in the core neighborhood.
Sold below market average
Sold below market average
Orlando, FL 32804 Real Estate Market Report
ZIP Code: 32804
Report Date: May 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on condominium properties. Metrics are calculated from recent condo sales and active listings within the past 90 days.
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 Orlando, FL, are 6.3%, which is 0.5% higher than the 5.8% typical 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
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The neighborhood's median sold price is 325,000, which serves as the primary indicator of recent transaction value and suggests that closed deals are clustering around that level rather than at asking price; this aligns with a balanced-to-cautious market backdrop.
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There is a notable gap between the median listing price of 248,000 and the median sold price of 325,000, which may indicate pricing friction or that asking prices are not fully representative of recent sale outcomes; monitor seller expectations relative to completed transactions.
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Market velocity appears slow given a median days on market of 309, which suggests extended marketing times and slower sales velocity that may depress negotiation leverage for sellers and increase time-related carrying considerations for active owners.
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Broader market signals are mixed: year-over-year price trend is described as flat and market temperature is neutral, rent trend is down with a median market rent of 1,495, and interest rate pressure is moderate (current 30-year fixed rate cited at 6.3%); these factors together suggest steady but cautious buyer activity and continued importance of pricing accuracy.
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.
Recent Transactions
Highest sale in the past 90 days. Fully renovated with modern finishes and premium lot positioning.
Sold at market average
Sold above market average
Sold above market average
Representative market sale establishing baseline for properties in the core neighborhood.
Sold at market average
Sold at market average
Sold at market average
Investment Analysis
Compare rental income potential against ownership costs and benchmark against market averages.
Monthly rental income vs estimated ownership cost
20% down, 6.3% rate, 1.0% tax
Avg nightly rate and occupancy for this ZIP
Data Sources
Real estate market data & public records, and GemHaus® proprietary models.
Report generated: 5/1/2026
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