Orlando, FL 32835 Real Estate Market Report

ZIP Code: 32835
Report Date: February 2026
Market Temperature: NEUTRAL
Scope: Single-Family Residential (SFR) listings and comps only

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Executive Overview

As of February 2026, the real estate market in Orlando, FL (ZIP: 32835) reflects a median sold price of $445,500, indicating a stabilizing trend in property values. The neighborhood has increased up since the previous year, suggesting a recovery from earlier declines. Despite this positive movement in sold prices, the market is characterized by elevated inventory levels, which may indicate a shift in negotiation power towards buyers. The current median listing price stands at $579,500, creating a notable gap between asking and sold prices, which could lead to pricing friction in future transactions.

Transaction activity is moderate, with a median days on market of 254, suggesting slower sales velocity. This extended timeframe may reflect a cautious buyer sentiment amidst a neutral market temperature. The ongoing population growth, driven by the aerospace and medical sectors, continues to support housing demand, but the excess supply relative to sales activity may temper price appreciation in the near term. Overall, the market appears to be balancing, with potential for modest appreciation as 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

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Property Taxes

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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.

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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 Orlando, FL, average around 5.88% to 6.26% compared to the 3.375% low seen for 2026 originations in this market.

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. The median sold price of $445,500 indicates a recovering market, with prices up since last year.

2. With a median listing price of $579,500, there is a significant gap compared to sold prices, suggesting potential pricing friction.

3. The median days on market of 254 reflects a slower sales velocity, indicating a cautious buyer sentiment in the current environment.

4. Elevated inventory levels suggest excess supply relative to sales activity, which may provide buyers with increased negotiation power.

5. The market temperature is neutral, indicating balanced conditions without strong upward or downward pressure on prices.

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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.