Median asking price, inventory, days on market, and the buyer-vs-seller verdict — the free market read before you underwrite the deal.
Orlando is soft underneath a steady price. Homes go under contract at 0.36 times the rate they get listed, yet the median still asks $429,479. Supply has the upper hand; the asking price hasn't admitted it yet.
Orange County has added 9.2% population since 2020 against 587K housing units. Demand isn't leaving — which is what separates a repricing from a decline.
Active inventory is 3,659, 4.9x the Feb 2022 low of 742. New listings run 1,304 a month against 1,305 going under contract — a demand-to-supply ratio of 0.36. Below 1.0 means listings are piling up faster than buyers absorb them.
The median asking price is $429,479 at $244 per square foot, +1.1% year over year and 11% below the Jun 2022 peak of $485K. Homes now take 69 days to sell — 2.5x slower than the 28-day Jun 2022 low. The average listing of $553,526 sits well above the median, so the top of the market is pulling the mean; the median is the honest number here.
The leverage is not spread evenly. 32828 carries 176 active listings with 35.5% of them already cut — that is where a below-ask offer has the best odds of landing. The luxury end is not participating: sellers there are holding their number. Whether any specific property pencils as a rental is the underwriting question, and that lives in the app.
A buyer's market. Demand-to-supply is 0.36, homes take 69 days to sell, and 20.8% of listings have cut price.
Flat. The median asking price is $429,479, +1.1% year over year and 11% below the Jun 2022 peak of $485K.
About 69 days on market — 2.5x slower than the 28-day Jun 2022 low.
32828, where 35.5% of 176 active listings have already cut price.
Supply is loose and sellers are conceding, so a patient buyer has real leverage. Whether a specific deal clears your rent and cash-flow thresholds is the underwriting step, available in the Dynamic.RE app.
Where it isn't: 32808 ($285,000 ask, 12.3% cutting) and 32826 ($410,625 ask, 8.4% cutting). Sellers there are holding.
| ZIP | Median price | $/sqft | Active | Days | Price cuts |
|---|---|---|---|---|---|
| 32835 | $250,000 | $193 | 252 | 75 | 22.6% |
| 32832 | $549,948 | $248 | 207 | 66 | 21.3% |
| 32821 | $249,250 | $224 | 204 | 97 | 19.8% |
| 32819 | $525,000 | $308 | 198 | 87 | 15.3% |
| 32827 | $864,720 | $303 | 197 | 62 | 19.6% |
| 32822 | $184,950 | $180 | 196 | 69 | 18.7% |
| 32828 | $497,450 | $226 | 176 | 44 | 35.5% |
| 32824 | $415,000 | $222 | 167 | 64 | 17.9% |
| 32837 | $400,000 | $226 | 155 | 64 | 21.0% |
| 32811 | $200,000 | $186 | 150 | 86 | 18.8% |
| 32839 | $160,000 | $171 | 148 | 59 | 21.5% |
| 32808 | $285,000 | $196 | 138 | 57 | 12.3% |
| 32801 | $395,500 | $309 | 136 | 100 | 21.8% |
| 32836 | $1,152,500 | $329 | 124 | 81 | 17.5% |
| 32806 | $512,250 | $306 | 114 | 63 | 27.7% |
Showing the 15 largest of 35 Orlando ZIP codes by active listings. 5 ZIPs with fewer than 10 active listings are excluded — a median across a handful of listings is noise, not a signal.
Closest matches across asking price, price per square foot, days on market, demand-to-supply, price-cut share, and year-over-year price movement.
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