In June 2026, Zillow’s ZIP-level ZORI for 32810 was $1,711 per month. This is a typical observed asking-rent index blended across rental types, rather than a record of signed leases or a bedroom-specific rent survey. For wider context only, city-scope Orlando ZORI was $1,904, county-scope Orange County ZORI was $1,955, and metro-scope Orlando-Kissimmee-Sanford ZORI was $1,972. The ZIP’s lower current asking-rent index creates the immediate comparison point: the local rent snapshot sits below each broader-area benchmark, but those wider geographies are context rather than substitutes for ZIP evidence.
The recent rent direction is cooling, and it breaks from the longer path rather than confirming it. Exact same-month Zillow ZORI change was -0.4% over one year, versus annualized gains of 0.6% over three years and 4.4% over five years. Monthly ZORI changes annualize to 3.3% variability, which limits the confidence a reader should place in one current index value as proof of a stable rent path. The historical peak-to-trough drawdown was 4.3%, evidence that measured asking rents have experienced meaningful declines within the observed period. Coverage was 99.3%; national discovery ranks among history-eligible ZIPs were 2,448 for momentum, 2,005 for stability, and 2,609 for the balanced measure, where lower ranks are higher. These are backward-looking measurements, not forecasts or investment recommendations.
The matched Census ZCTA provides a different rent universe. In the ACS 2024 five-year survey, median gross rent was $1,645, with a reported margin of error of $88. Gross rent describes occupied renter homes and includes selected utilities, while Zillow ZORI describes contemporary asking rents. Zillow’s current index is therefore 4.0% above the ACS median, a modest difference that should not be read as a contradiction because occupancy, timing, utility treatment, and the underlying housing mix differ. The five-digit label is both a Zillow ZIP market identifier and a Census ZCTA match; a ZCTA is a statistical area and is not identical to a USPS delivery ZIP.
The bedroom ladder is a modelling exercise, not a set of measured bedroom rents. Scaling ZIP ZORI using the supplied local HUD FMR/SAFMR ladder produces modelled monthly estimates of $1,430 for a studio, $1,503 for one bedroom, $1,711 for two bedrooms, $2,146 for three bedrooms, and $2,535 for four bedrooms. The local HUD ladder itself spans from $1,580 for a studio to $2,800 for four bedrooms. HUD FMR/SAFMR is an administrative, bedroom-specific standard rather than asking rent, so the ladder is useful for proportional sizing only. Unit condition, lease terms, utilities, and actual availability can make an individual listing differ materially from these modelled figures.
A simple income screen highlights a tension between the current ask index and the area’s reported household income. Annualizing the $1,711 ZORI and applying a 30% housing-cost share produces required income of $68,440, compared with matched-ZCTA median household income of $60,799; the resulting asking-rent-to-income screen is 33.8%. This is arithmetic, not advice and not an applicant qualification rule. ACS also reports that 53.2% of renter households were rent burdened at or above the same 30% threshold. That burden statistic describes surveyed occupied renter households, not the cost position of any specific current listing, resident, or future applicant.
Housing composition adds useful context without proving rental availability. The matched ZCTA contained 14,502 housing units, with a 9.96% overall vacancy rate and a 48.8% renter share among occupied homes. The structure mix included 8,728 single-family units and 2,398 units in larger multifamily buildings, indicating that the underlying stock is not confined to one housing form. ACS identifies some vacant homes as available for rent, but vacancy is a broad status measure rather than evidence that a particular unit is competitively priced, habitable, currently marketed, or comparable to the ZORI basket. It should therefore be read alongside current listing-level evidence rather than as a direct supply count for a renter’s search.
Redfin’s direct rolling-three-month ZIP resale observation describes the for-sale market, not rental transactions. Median sold price was $302,432, down 1.5% from a year earlier; 70 homes sold with a median 30 days on market. Inventory was 100 homes and months of supply stood at 4.3. The average sale-to-list ratio was 97.4%, while 14.7% of sales closed above list and 29.9% went off market within two weeks. Those resale signals broadly confirm the rent history’s cooling direction through lower sold prices and below-list average execution, yet they do not remove the affordability tension shown by the income screen and renter burden. Annualized ZIP ZORI divided by median sold price is 6.8%, solely a cross-source screening ratio, not a cap rate, net return, expected return, or property yield.
The evidence supports a disciplined separation of questions: Zillow tracks ZIP asking-rent conditions, ACS summarizes surveyed occupied homes, HUD supplies administrative rent standards, and Redfin records ZIP resale outcomes. None establishes property cash flow, tenant demand for a specific unit, landlord expenses, concessions, utility bills, lease renewal terms, or the condition of a home that sold. A property-level review would need the actual bedroom count, current asking rent and concessions, included utilities, lease duration, recent comparable listings, unit condition, and sale records with comparable physical characteristics. The central unresolved question is whether a specific available home matches the broad ZIP rent signal while remaining consistent with the household-cost and resale evidence.
","findings":[{"body":"ZIP 32810’s Zillow ZORI was $1,711 in June 2026, below the Orlando city, Orange County, and Orlando-Kissimmee-Sanford metro context values. Because ZORI is a typical observed asking-rent index across rental types, the comparison identifies a lower ZIP-level asking-rent signal without establishing the price, availability, or characteristics of a particular rental home.","title":"Current asking-rent position"},{"body":"The one-year same-month ZORI change was negative, while the three-year and five-year annualized changes remained positive. That contrast makes the current cooling phase a break from the longer historical path. Monthly variability and the recorded drawdown further mean that one current rent reading should be treated as a point-in-time measurement, not a stable trend conclusion.","title":"Cooling interrupted a longer gain path"},{"body":"The arithmetic income screen based on ZIP ZORI exceeds matched-ZCTA median household income at a 30% housing-cost share. Separately, ACS reports that a majority of surveyed renter households were burdened at or above that threshold. These measures describe broad household affordability conditions, not an applicant’s qualification, a specific tenant’s finances, or the expense burden of any individual unit.","title":"Affordability evidence remains strained"},{"body":"Redfin’s direct ZIP resale data show a lower median sold price from a year earlier and an average sale-to-list ratio below list price. Those for-sale signals are directionally consistent with rent cooling, but they concern sold homes rather than rental transactions. The ZORI-to-price calculation is only a cross-source screening ratio and cannot establish property yield, net income, or expected return.","title":"Resale evidence confirms cooling but is not rental evidence"}],"risks":["Zillow ZORI is a blended asking-rent index, so it may not match the bedroom count, utilities, concessions, condition, lease term, or listing availability of a specific property under review.","ACS ZCTA figures are five-year survey estimates for occupied homes and carry sampling uncertainty; they are not contemporaneous asking-rent quotes and a ZCTA is not identical to a USPS delivery ZIP.","HUD FMR/SAFMR values are administrative bedroom-specific standards rather than market asking rents, making the bedroom figures proportional model outputs rather than measured rents for local listings.","Redfin resale metrics cover a rolling three-month for-sale observation. Median sold prices, marketing time, supply, and sale-to-list outcomes cannot establish rental demand, operating costs, property-level cash flow, or tenant affordability."],"qa":[{"a":"They measure different populations and purposes. Zillow ZORI is a current ZIP asking-rent index blended across rental types. ACS median gross rent summarizes surveyed occupied renter homes and includes selected utilities. HUD FMR/SAFMR is an administrative bedroom-specific standard. Differences in timing, unit mix, occupancy, utilities, and methodology are therefore expected rather than inherently conflicting.","q":"Why can Zillow rent, ACS gross rent, and HUD standards differ?"},{"a":"No. The studio through four-bedroom figures are modelled estimates created by scaling the ZIP Zillow ZORI with the supplied local HUD ladder. They are useful as a consistent sizing exercise, but they are not measured bedroom rents, listing averages, lease records, or evidence that any specific unit can be rented at that amount.","q":"Are the bedroom rent figures observed local rents?"},{"a":"It annualizes the ZIP asking-rent index and compares that amount with median household income using a 30% housing-cost share. The result is an arithmetic affordability screen only. It is not financial advice, a tenant-screening standard, an applicant qualification rule, or proof that every renter in the ZIP faces the same cost burden.","q":"What does the income screen actually show?"},{"a":"Redfin’s ZIP resale observation can indicate whether sold-price direction, marketing time, supply, and sale-to-list execution appear consistent with or different from the rent history. It remains a for-sale dataset. Its median sold price cannot be converted into a property-level rental valuation, operating result, cap rate, net return, or expected return without property-specific evidence.","q":"How should the resale information be used with the rent evidence?"}],"sources":[{"key":"apartment_list_time_on_market","name":"Apartment List Time on Market — listing liquidity","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/category/data-rent-estimates"},{"key":"apartment_list_vacancy","name":"Apartment List Vacancy Index — rental vacancy","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/apartment-list-vacancy-index-methodology"},{"key":"census_zcta_facts","name":"Census ACS five-year — ZCTA housing and income","release":"ACS 2024 5-year ZCTA","pulledAt":"2026-08-08","url":"https://api.census.gov/data/2024/acs/acs5.html"},{"key":"hud_zip","name":"HUD USPS crosswalk and Small Area FMRs — ZIP 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