Best Places32712, FL Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 32712, scored on 40 measures of daily life and ranked to fit what matters to you. Local pay runs high here, and housing takes the biggest bite out of it. To work out which city fits you best, start with the best places to live tool.
32712 ranks 4,489th of 33,110 U.S. zip codes on the BestNeighborhood index. It scores highest on state infrastructure by a wide margin, and car insurance costs are the weak spot.
The best neighborhoods in 32712
BestNeighborhood is the only ranking that scores 40 measures of daily life neighborhood by neighborhood and lets you re-weight every one of them yourself.
32712's strengths and weaknesses
Where 32712 ranks high
- State infrastructureBetter than 98% of zip codes
- Low income/sales/gas taxBetter than 95% of zip codes
- Cost of living vs incomeBetter than 92% of zip codes
- Internet speedBetter than 90% of zip codes
- Household income$113,329 median, better than 87% of zip codes
Where 32712 ranks low
- Cheap car insuranceBetter than only 7% of zip codes
- Heat safetyBetter than only 7% of zip codes
- Disaster safetyBetter than only 20% of zip codes
- Short commute31.2 minutes each way, better than only 23% of zip codes
- Housing crash safetyBetter than only 27% of zip codes
What it costs to buy a home in 32712
A household needs to earn about $110,000 a year to comfortably buy the median 32712 home, at 20% down and today's 30-year rate. That is below the area's own median income of $113,329, so a typical household can afford the median home outright.
Where the monthly payment goes
Assumes a 20% down payment, a 6.6% 30-year fixed rate, and a 28% share of income going to the payment. The rate is the 2026-07-23 30-year fixed average, series MORTGAGE30US from the St. Louis Fed, which publishes Freddie Mac's weekly survey. Against the median home value, property tax uses 32712's effective rate of 0.72%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices, buying tends to cost more than renting for about the first 7 years, then pulls ahead as rent keeps rising and the mortgage builds equity. The chart tracks the running cost of each.
Who lives in 32712
32712's age mix sits close to the national median, and households here run larger than average.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for 32712.
Who works in 32712, and how
Work in 32712 centers on health care & social and construction. Unemployment is low, and jobs are growing.
Largest industries
How people get to work
- Drive or carpool 76%
- Work from home 22%
- Transit, walk, or bike 2%
Life in 32712
32712 has fewer places to eat and drink per resident than most zip codes. That concentrates in some parts of 32712 and thins out in others, which the map shows.
What the weather is like in 32712, month by month
32712 sees roughly 131 pleasant days a year. July highs average about 94 degrees. January highs sit near 74, with lows near 50. The comfortable stretch runs November through April.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 74° | 61° | 50° |
| April | 86° | 74° | 64° |
| July | 94° | 83° | 76° |
| October | 87° | 77° | 69° |
Flying in and out of 32712
The nearest airport, Orlando Sanford International, is about 18 miles away and is a small airport. The nearest major hub is Orlando International, about 23 miles away.
The best schools in and around 32712
Schools across 32712 average a B, better than 65% of zip codes.
Top elementary schools
- Wolf Lake ElementaryA · 65% proficient
- Dream Lake ElementaryB+ · 55% proficient
- Rock Springs ElementaryB+ · 51% proficient
Top middle schools
- Wolf Lake MiddleA− · 53% proficient
- Piedmont Lakes MiddleC+ · 38% proficient
- Apopka MiddleC+ · 37% proficient
Top high schools
- Apopka HighB− · 41% proficient
- Wekiva HighC · 34% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 32712 school and its grade on SchoolGrade.
32712 measure by measure
Cards are ordered by how much each measure matters to you, so the ones you weighted highest come first. Expand to see every measure. Percentages compare 32712 against the other 33,109 zip codes.
Who 32712 suits
Remote workers
Cost of living against local pay beats 92% of zip codes, internet is fast and widely advertised, and 22% already work from home.
Common questions about living in 32712
Is 32712 a good place to live?
Using BestNeighborhood's default rankings, 32712 ranks 4,489th of 33,110 zip codes. It scores highest on state infrastructure, low taxes, and what local pay buys, and lowest on car insurance costs and summer heat. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 32712 expensive to live in?
The median home is worth $424,489. The overall cost of living runs about 12% below the national average. Set against a $113,329 median income, cost of living beats 92% of zip codes.
Is 32712 safe?
Yes, 32712 is safer than 62% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $181 per resident a year.
What is the weather like in 32712?
July highs average about 94 degrees, and January highs near 74 with lows near 50. That works out to about 131 pleasant days a year, more than 81% of zip codes.
Is 32712 good for families?
Schools beat 65% of zip codes, crime safety beats 62%, and childcare runs $908 a month.
Compare 32712 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 32712. Scores are absolute rather than ranked, which means a 60 in 32712 represents the same real quantity as a 60 anywhere else, and the ranking is a weighted average of those absolutes. The map colors come from a national scale calibrated against a population weighted random sample of 5,000 neighborhoods. That absolute scoring is what no other places-to-live ranking does: it puts a single neighborhood, a town, a metro, and a state on one scale, so the same 40 measures answer both which metro to move to and which street inside it to buy on. Read the full methodology.
32712 detail on BestNeighborhood maps:
- Walk Grade for 32712: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 32712: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 32712: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 32712: carrier by carrier coverage behind the cell score.
32712 detail on related sites:
- CrimeGrade: neighborhood crime rates behind the crime safety score.
- ISPreports.org: provider by provider internet availability and advertised speeds.
- CoverageWatch: the car insurance premiums behind the cheap car insurance score.
Federal and public data:
- U.S. Census Bureau American Community Survey: income, home value, rent, vacancy, commute time and mode, educational attainment, home age, age structure, household type, industry, and race.
- NOAA Global Surface Summary of the Day: the daily station record behind the monthly temperatures and the pleasant-day count.
- FAA Passenger Boarding Data: airport size and annual passenger counts.
- Freddie Mac Primary Mortgage Market Survey: the 30-year fixed rate used in the cost-to-buy estimate.
- FBI Crime Data Explorer: reported offenses behind the tangible crime cost estimate.
- U.S. EPA Air Quality System: five year average air quality index.
- FEMA National Risk Index: expected annual loss from natural hazards.
- CDC PLACES: disease burden, preventable risk, and barriers to care.
- National Center for Education Statistics: school enrollment and assessment inputs behind the school grade.
- FCC National Broadband Map: internet and wireless availability.
- U.S. Bureau of Labor Statistics: employment and job growth behind the local economy score.
- Religious activity uses a proprietary religious signal measurement.
Your priorities
Move a slider to say how much a measure matters. Zero turns it off.