The story of this market
The typical home in ZIP 32616 sells for about $327,250, or $202 per square foot.
Prices are down 4.3% from a year ago, which gives buyers more room to negotiate. Homes take about 50 days to sell. HUD's fair market rent for a two-bedroom is $1,600 a month.
ZIP 32616 — Alachua
The Gainesville housing market is currently experiencing a cooling phase with median prices down 4.3% year-over-year. High interest rates and economic uncertainty have led to a slower sales pace, though the university-anchored economy provides a unique demand floor for rentals. Market conditions remain balanced but cautious as inventory levels stabilize.
This area primarily serves investors and students due to the high concentration of rental demand and proximity to the university campus.
Median prices moved down 4.3% year over year.
Homes spend a median of 50 days on market with 3.9 months of supply — a fast-moving market.
43% of listings have cut prices · homes sell at 94.8% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 0.0% · poverty 56.4% — a mixed stability profile.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 32616, Alachua County FL
The Gainesville economy is heavily anchored by the University of Florida, which drives consistent demand for student housing and related services.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Florida) — Statewide Uniform Property Tax Lien Priority & Tax Deed Sale Enforcement: Unpaid real ad valorem and non-ad valorem taxes become a first-priority sovereign lien on January 1 of the tax year, superior to all mortgages and private liens. If unpaid by April 1 following the tax year, tax certificates are sold via competitive bidding under § 197.432. State (Florida) — Community Development District (CDD) Special Assessment & Financing Lien Mandate: Binds the parcel to non-ad valorem assessments levied directly by the CDD board to fund infrastructure bonds (capital assessments) and operations/maintenance (O&M assessments). State (Florida) — Florida Constitutional Homestead Exemption & Save Our Homes (SOH) Assessment Cap: Reduces taxable value by up to $50,000: base $25,000 exemption applies to all taxing authorities (including school districts); second $25,000 exemption applies to assessed value between $50,000 and $75,000 for non-school millage. State (Florida) — Florida Ad Valorem Real Property Assessment & Tax Mechanics: Parcels are assessed annually at 100% just value (market value) as of January 1 by county property appraisers. Tax formula: Tax Bill = (Taxable Value / 1,000) * Total Levied Millage Rate. Assessed Value = Just Value - Assessment Limitations.
The market features a high concentration of student-oriented rentals due to the University of Florida, maintaining a structural demand floor.
The local economy is dominated by the University of Florida and its associated healthcare and research sectors.
Data retrieved from Census Reporter profile for ZCTA 32616.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.