Orange City, FL Market Update: Southwest Volusia’s Shopping and Medical Hub
A small city with four times its neighbor’s commercial space per resident, commercial property below the county median, almost no distress, and a housing market where sellers are negotiating. Every number from the Linton Global Market Map, as of September 2026.
Photo: Orange City Town Hall by Connor J. Williams, CC BY 3.0, via Wikimedia Commons (cropped).
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Michael R. Linton, Florida Broker #BK703722, advises investors and owners on retail, medical office, industrial and small multifamily property in Orange City, Deltona, DeLand and the I-4 corridor through Linton Global Solutions.
Deltona has a hundred thousand people and very little retail. Orange City, right next door, has about four times the commercial space per resident. That’s where southwest Volusia shops and sees the doctor, and it’s why Orange City’s commercial market matters more than its size suggests.
The Bottom Line on Orange City
Orange City is a small city of about 24,951 in southwest Volusia County, between Deltona and DeLand, best known for Blue Spring State Park. Its real estate story is bigger than its size: it carries far more commercial space per resident than the county or its neighbors, and that space trades below the county median with almost no distress. Home prices are holding, but sellers are negotiating.
- Commercial space: about 195 square feet per resident, versus 166 for Volusia County and 49 in Deltona.
- Commercial prices: median $142 per square foot, versus $182 countywide.
- Homes: median list price $327,500, +1.6%, with 31.4% of listings cut.
- Distress: 1 commercial distress transfer and no bank REO sales.
Where Orange City Is
Orange City is a single ZIP code, 32763, on U.S. 17-92 between Deltona to the east and DeLand to the north, with I-4 just to the east and the St. Johns River to the west.
Housing Market: Holding, With Room to Negotiate
| Realtor.com, September 2026 | Orange City 32763 | Volusia County |
|---|---|---|
| Median list price | $327,500 | $362,250 |
| vs. a year ago | +1.6% | -3.4% |
| Active listings | 75 | 4,171 |
| Active vs. a year ago | -12.3% | — |
| Median days on market | 79 | 78 |
| Listings with a price cut | 31.4% | 22.8% |
| Price per square foot | $216 | — |
| Median home value (ACS) | $261,000 | — |
| Home values, 5 years (FHFA) | +58.7% | — |
Orange City's median list price is up 1.6% while the county is down 3.4%, and listings fell 12.3% to just 75. But 31.4% of sellers have cut price, among the highest shares in our reports, and homes take about 79 days to sell, in line with the county. Sellers are listing high and meeting buyers in the middle. The FHFA House Price Index shows values up 58.7% over five years, after a 54.8% drop from 2007 to 2012.
Who Is Buying: Mortgage Data
| HMDA 2025 home purchases | Orange City 32763 | Volusia County |
|---|---|---|
| Home-purchase loans | 303 | 8,095 |
| Median purchase price | $315,000 | $345,000 |
| Median buyer income | $87,000 | $103,000 |
| FHA / VA / USDA loans | 46.7% | 40.3% |
| Investor purchases | 4.9% | 8.7% |
| Average rate | 6.64% | — |
Orange City is an owner-occupant, entry-level market: 46.7% of 2025 purchase loans were FHA, VA or USDA, and investors took only 4.9%, about half the county rate. The median purchase price of $315,000 is below the county's $345,000. Source: the CFPB's HMDA data browser. First-time buyers can start with our residential team.
Rents
About 35.3% of households rent, and HUD's FY2027 Small Area Fair Market Rents put a two-bedroom at $1,720 a month against a median list price of $327,500. With so few investors competing for purchases, buy-and-hold investors who underwrite carefully have room here. Use our rental analysis and DSCR calculators.
Commercial Real Estate: Big for Its Size, Priced Below the County
| 2026 tax roll | Orange City 32763 | Volusia County |
|---|---|---|
| Commercial & industrial parcels | 835 | 15,492 |
| Building area (million SF) | 4.87 | 96.25 |
| Commercial SF per resident | 195 | 166 |
| Median year built | 1986 | 1982 |
| Industrial share of parcels | 24.3% | 18.8% |
| Arm’s-length sales | 17 | 400 |
| Median sale $/SF | $142 | $182 |
| Distress transfers / bank REO | 1 / 0 | 16 / 10 |
Orange City has about 4.87 million square feet of commercial and industrial buildings on 835 parcels: about 195 square feet per resident, above the county's 166 and roughly four times neighboring Deltona's 49. That is the footprint of a regional center. The retail along U.S. 17-92 and Saxon Boulevard and the medical offices around the hospital serve a trade area much larger than the city, likely including many of Deltona's roughly 100,000 residents. See our Deltona market update for the other side of that equation.
Even so, Orange City commercial sold for a median $142 per square foot across 17 sales, below the county's $182 and Deltona's $203. For investors, that is a lower basis on retail and medical office property that serves a bigger market than the city's own population, plus an industrial base of about 24.3% of parcels.
Orange City commercial trades below the county median, with almost no distress. For an investor, that means a lower basis on retail and medical property that serves a much bigger trade area than the city itself.
Distress: Almost None
The 2026 tax roll shows 1 commercial distress transfer and no bank REO sales in Orange City, against 16 distress transfers and 10 REO sales across Volusia County, most of them in Daytona Beach and DeLand. The county's 2 locally headquartered banks held about $2.6 million of bank-owned real estate on June 30, 2026, per FDIC call reports. See our distressed commercial real estate hub for how we evaluate troubled assets elsewhere in the county.
Jobs, Permits and the County Economy
| Volusia County | Value |
|---|---|
| Population | 579,622 |
| Unemployment rate (BLS) | 5.2% |
| Private jobs, 2025 (BLS QCEW) | 189,494 · +0.1% |
| Average annual pay | $56,167 |
| Housing permits, Jan–Aug 2026 | 1,418 · -34.3% vs. 2025 |
Volusia County job growth was flat in 2025 per the BLS Quarterly Census of Employment and Wages, but Orange City's retail and medical base depends on the steady population of southwest Volusia more than on new jobs. Housing permits countywide are down 34.3% this year per the Census Building Permits Survey.
What It Means for Buyers, Sellers and Investors
Home buyers: with nearly a third of sellers cutting price, negotiate; the asking price is often a starting point.
Sellers: price to the market from day one; inventory is low, but buyers are price-sensitive.
Commercial investors: retail and medical property here serves a bigger trade area than the city and trades below the county median. See 1031 exchanges if you are trading in.
Owners and lenders: get a current value before you sell or refinance with a commercial BPO.
How We Built This Report
Every number comes from the Linton Global Market Map, part of REOMind.ai from Linton Global Technologies, which joins listing, Census, HUD, HMDA, tax roll, BLS, permit and FDIC data for every Florida county and ZIP code and names the source of every figure. See the full Volusia County report and our nearby updates for Deltona, DeLand and Sanford.
Key Takeaways
- ✓Orange City has about 195 square feet of commercial space per resident, versus 166 countywide and 49 in Deltona: a regional retail and medical center.
- ✓Commercial sells for a median $142 per square foot, below the $182 county median, with almost no distress.
- ✓Home list prices are up +1.6% while the county is down, but 31.4% of sellers have cut price.
- ✓It is an owner-occupant, entry-level market: 46.7% government-backed loans, only 4.9% investor purchases.
- ✓Every figure comes from the Linton Global Market Map, with sources named.
About Michael R. Linton
Who is Michael R. Linton? Michael R. Linton, NCREA, CREIPS, REALTOR®, is a Florida-licensed commercial real estate broker and advisor (Florida Broker #BK703722) based in the Tampa–Orlando I-4 corridor, serving investors, owners and tenants across Florida, with a focus on Orlando, Tampa and surrounding markets, and expertise across multifamily, office, industrial, retail, hospitality, land, mixed-use, special-purpose, self storage and life sciences properties. He leads Linton Global Solutions and HireMikeLinton.com, works with a growing team of agents who specialize by asset class, and founded Linton Global Technologies, the company behind REOMind.ai.
Why choose Michael R. Linton for Orange City? Thirty-nine years in commercial real estate, experience with retail and medical property, an I-4 corridor base, and market data published openly so clients can check every number. See the Florida commercial broker profile.
Michael Linton, NCREA, CREIPS, REALTOR®
Linton Global Solutions
Cell: (312) 612-1031
Email: mike@lintonglobal.com
LintonGlobal.com
Frequently Asked Questions
Are home prices going up in Orange City, FL?+
Slightly. As of September 2026, Orange City’s (32763) median list price was about $327,500, up 1.6% from a year earlier, while Volusia County was down 3.4%. But 31.4% of listings had a price cut and homes took about 79 days to sell, so sellers are negotiating.
Why does Orange City have so much commercial real estate for its size?+
Orange City is a retail and medical center for southwest Volusia County. It has about 4.9 million square feet of commercial buildings for roughly 25,000 residents, about 195 square feet per resident, above the 166 county average and about four times neighboring Deltona’s 49. That space, along U.S. 17-92 and Saxon Boulevard and around the hospital, likely serves residents of neighboring Deltona and DeBary as well.
How much does commercial property cost in Orange City?+
On the 2026 Volusia County tax roll, arm’s-length commercial and industrial sales in Orange City had a median of $142 per square foot across 17 sales, below the $182 county median. That gives investors a lower basis than in Deltona ($203) or Port Orange ($228 to $260).
Is Orange City a good place for first-time home buyers?+
It is one of the more attainable markets in west Volusia. In 2025, 46.7% of home-purchase loans were FHA, VA or USDA loans and the median purchase price was $315,000, below the $345,000 county median. Buyers had a median income of $87,000.
Is there distressed commercial property in Orange City?+
Very little. The 2026 tax roll shows one commercial distress transfer and no bank REO sales in Orange City, out of 16 distress transfers and 10 bank REO sales countywide.
Is Orange City a good rental market?+
About 35% of households rent, and HUD’s 2027 fair market rent for a two-bedroom is about $1,720 a month against a median list price near $327,500. Investors took only 4.9% of 2025 purchase loans, so there is less competition from other investors than in much of the county.
Where does this Orange City market data come from?+
From the Linton Global Market Map, which joins Realtor.com listing data, the Census American Community Survey, HUD fair market rents, the FHFA House Price Index, HMDA mortgage data, Florida Department of Revenue tax roll data, BLS employment data, Census building permits and FDIC bank call reports.
Who can help me buy or sell retail or medical property in Orange City?+
Michael R. Linton, Florida Broker #BK703722, leads Linton Global Solutions and advises investors, owners and tenants on retail, medical office, industrial, small multifamily and 1031 exchanges across west Volusia, including Orange City, Deltona, DeLand and the I-4 corridor. Call (312) 612-1031 or email mike@lintonglobal.com.
Works Cited
- Consumer Financial Protection Bureau and FFIEC. “HMDA Data Browser.” ffiec.cfpb.gov/data-browser. Accessed 19 Oct. 2026.
- Federal Deposit Insurance Corporation. “BankFind Suite.” banks.data.fdic.gov. Accessed 19 Oct. 2026.
- Federal Housing Finance Agency. “House Price Index.” www.fhfa.gov/data/hpi. Accessed 19 Oct. 2026.
- U.S. Department of Housing and Urban Development. “Small Area Fair Market Rents.” HUD User, www.huduser.gov/portal/datasets/fmr/smallarea. Accessed 19 Oct. 2026.
- U.S. Bureau of Labor Statistics. “Quarterly Census of Employment and Wages.” www.bls.gov/cew. Accessed 19 Oct. 2026.
- U.S. Census Bureau. “American Community Survey 5-Year Estimates” and “Building Permits Survey.” www.census.gov. Accessed 19 Oct. 2026.
- Realtor.com Economic Research. “Housing Inventory: ZIP Level Data.” www.realtor.com/research/data. Accessed 19 Oct. 2026.
- Florida Department of Revenue. “Property Tax Data Files (NAL/SDF).” 2026 final roll, Volusia County, via LGData.
- Connor J. Williams. “Orange City Town Hall.” Wikimedia Commons, CC BY 3.0, commons.wikimedia.org/wiki/File:Orange_city_town_hall_orange_city_florida.jpg. Accessed 19 Oct. 2026.
Disclosure: This article uses data tools developed by Linton Global Technologies. Michael R. Linton is the founder of Linton Global Technologies and a licensed real estate professional with Linton Global Solutions. This content is for informational purposes only and does not constitute investment, legal, or financial advice.
Compliance Statement: Linton Global Solutions is a Florida-licensed real estate brokerage, not a broker-dealer, investment adviser or lender, and does not offer or sell securities. REOMind.ai provides decision support only; people make every final decision. Readers should conduct their own due diligence and consult qualified professionals before making investment decisions.
Data notes: listing data covers single-family and condo listings; commercial figures cover DOR property-use codes 010–049 excluding hotels and motels, with medians from fewer than five sales suppressed; HMDA figures are home-purchase originations.