Orlando, FL 32806 Real Estate Market Report

ZIP Code: 32806
Report Date: February 2026
Market Temperature: NEUTRAL
Scope: Single-Family Residential (SFR) listings and comps only

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Executive Overview

The Orlando, FL (32806) market is currently experiencing a median sold price of $479,450, reflecting a shift toward stabilization after a period of price decline. Notably, the neighborhood has decreased 8% since 2022, indicating a recent trend of reduced transaction values. With median days on market at 196, the market is characterized by slower sales velocity, suggesting that properties are taking longer to sell, which may indicate a cooling demand relative to previous periods.

Inventory levels are currently elevated, with a notable gap between the median listing price of $499,000 and the median sold price. This disparity may reflect seller expectations that are not aligning with current buyer sentiment, contributing to a more balanced market environment. Despite elevated interest rate pressure, which remains a significant factor in affordability, the underlying population growth in the area supports long-term demand, suggesting potential for future price appreciation as market conditions stabilize.

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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.

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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.

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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.

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Property Taxes

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Liquidity & Velocity

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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 5.99% to 6.79%, which is significantly lower than the 6.87% average seen one year ago, presenting a cost opportunity for refinancing.

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

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Key Findings

1. $479,450 is the current median sold price, indicating a decrease of 8% since 2022 down.

2. The median days on market stands at 196, reflecting slower sales velocity and potential pricing friction down.

3. Elevated inventory levels suggest a market with excess supply relative to sales activity, contributing to a more balanced environment neutral.

4. The median listing price of $499,000 shows a significant gap compared to the median sold price, indicating potential misalignment between seller expectations and buyer willingness down.

5. Interest rates remain elevated, contributing to affordability challenges despite a slight moderation in mortgage rates elevated interest rate pressure.

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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.