32736
Orlando, Florida

The 32736 ZIP code reports a median sale price of $480,499 as of February 2026, marking a substantial 13.1% year-over-year appreciation that outpaces broader Orlando metro trends. Homes are moving at a moderate pace with 53 days on market, while only 14% of sales close above list price—a significant decline from the 30-40% rates seen during peak seller conditions. This combination suggests a market transitioning away from the extreme seller advantage of previous years while still maintaining upward price momentum.

Current conditions favor sellers with equity positions who can list competitively, as the 53-day absorption rate remains reasonable and double-digit appreciation provides pricing power. The 14% above-ask ratio indicates buyers have regained negotiating leverage, making this environment workable for purchasers willing to offer at or slightly below list on properties showing extended days on market. Investors seeking appreciation plays still find support in the 13.1% annual gain, though the moderating premium-sale percentage suggests cap rate compression may be plateauing.

The PropIQ score of 65 signals caution as leading indicators point toward deceleration from current appreciation rates. Markets showing this score profile typically experience price growth compression within two quarters, particularly when above-list sale percentages fall below 20%. Buyers should monitor days-on-market trends closely; movement beyond 60 days would confirm shifting leverage, while sellers maximizing current appreciation should prioritize listings before spring inventory increases potentially pressure the 13.1% growth rate downward.