Orlando, FL 32835 Real Estate Market Report

ZIP Code: 32835
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.

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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

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.

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Key Findings

1. median sold price $427,500 is the primary indicator of recent market value in ZIP 32835 and points to realized transaction levels below asking expectations; the gap between the median listing price and the median sold price suggests persistent pricing friction that may indicate sellers need to adjust expectations to align with completed sales.

2. Despite a positive price year-over-year trend (up), the market shows slower liquidity characteristics as evidenced by a median days on market 311, which suggests prolonged time-to-contract and moderate transaction velocity relative to faster-moving submarkets.

3. Inventory dynamics appear to be weighted toward greater availability relative to sales activity — described as excess supply relative to sales activity — which, combined with the observed pricing gap, may indicate improved negotiating leverage for buyers when sellers do not materially reduce asking prices.

4. Rent and financing context: median market rent $1,800 coupled with a rent year-over-year trend down and moderate interest rate pressure suggests weakening rental income growth and some cost-of-capital headwinds for investors considering acquisitions in this ZIP code.

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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.

Orlando, FL 32835 Real Estate Market Report

ZIP Code: 32835
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.

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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

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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.

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Key Findings

1. The primary market value indicator, the median sold price, is $194,750, reflecting recent transaction levels and suggesting that actual sale outcomes are modestly below asking expectations in the area. representative recent sale

2. Price momentum shows a positive price trend with price year-over-year trend labeled as up, while the market temperature is neutral, indicating steady, modest appreciation rather than a rapid run-up; up

3. Liquidity appears slow relative to listing exposure: the median days on market is 364, which points to slower sales velocity and persistent pricing friction despite the neutral market temperature

4. Inventory conditions in the sample point to elevated inventory relative to sales activity, which, combined with the downtrend in rents (rent year-over-year trend: down) and moderate interest rate pressure (interest rate pressure: moderate), suggests buyers may have slightly improved negotiation leverage while landlords face softer asking rents. balanced, cautious market

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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.