Orange County Homes for Sale
Orange County is Orlando — the tourism capital of the world and one of the fastest-growing job and migration magnets in the country.
Momentum
Off-market listings, true comps, and the carrying-cost math before you tour. Or get an instant cash offer on your current home.
Search all Orange County listings or get a cash offer →
"Orange County is Orlando — the tourism capital of the world and one of the fastest-growing job and migration magnets in the country. Disney and Universal anchor a deep hospitality economy, while Lake Nona's Medical City and a growing tech-and-defense cluster diversify it. The result is relentless housing demand, heavy short-term-rental investor interest near the parks, and affordability that has tightened as prices climbed. For buyers that means real negotiating room; for sellers, sharp pricing and a willingness to offer a concession. The county median is a starting point — the number that matters is the one for a specific home in a specific Orange County neighborhood, which is what we price against live comps."
Jon Brooks, founder, Momentum Realty · Updated June 2026
The 60-Second Overview
Orange County snapshot (April 2026): typical home value $404K ($244/sqft), median rent $1,944, about 5,339 active listings, a median 65 days on market, and 20.4% of listings cutting price — a buyer's market. Values are -3.0% over the past year and +5.7% over five years.
Orange County's economy starts with the theme parks — Walt Disney World is the largest single-site employer in the United States, and Universal opened its Epic Universe park in 2025 — but it is far more than tourism now. Lake Nona's Medical City clusters multiple hospital systems and research institutes, AdventHealth and Orlando Health are major regional anchors, UCF is one of the largest universities in the country, and Lockheed Martin and a modeling-and-simulation hub bring defense and tech jobs. That diversification is why migration into Orange County stays strong through cycles.
Homes for Sale in Orange County
About 5,339 active listings across Orange County right now, median list price $438K at $244/sqft. Browse everything for sale, filter by price, area, and school zone, and ask us about any address.
Condos, townhomes, and starter homes — the lowest-cost way into Orange County and its school zones.
The heart of the market: established single-family homes and newer planned-community product.
Luxury, waterfront, acreage, and custom homes — the county's strongest-resale tier.
Rolled-up counts and medians from Realtor.com, April 2026. Price bands are typical ranges for orientation, not an appraisal.
“Under contract” share = homes under contract ÷ (under contract + active listings) — a forward read on how much of the available inventory buyers have already claimed. In Orange County, 28% of homes for sale are already under contract. Here is the breakdown by price band. Source: MLS data (2026-07-04).
| Price band | % under contract |
|---|---|
| Under $250K | 19% |
| $250K - $350K | 32% |
| $350K - $500K | 31% |
| $500K - $750K | 28% |
| $750K - $1M | 31% |
| $1M - $2M | 24% |
| $2M+ | 28% |
Orange County Market Scorecard
Orange County is a buyer's market: about 5,339 active listings, a median list price of $437,990, 20.4% of them cutting price, and homes going under contract in about 65 days.
Go deeper: county scorecard · all 67 counties · true cost calculator · affordability calculator.
Typical value & rent: Zillow Research. Listings & days on market: Realtor.com, April 2026. Market metrics describe homes for sale and recent sales, not residents.
Should You Buy, Sell, or Invest Here?
Demand is deep and inventory has finally rebuilt, giving buyers more selection — but price-to-income is stretched, so budget carefully and lean on builder incentives in the Lake Nona and Horizon West corridors.
Migration and jobs keep demand strong, but affordability ceilings and a wave of new construction mean sharp pricing matters more than it did during the boom.
A premier short-term-rental and long-term-rental market thanks to the parks, the airport, and Medical City — but yields are compressed by high prices and STR regulation is a real variable to underwrite.
Get a Cash Offer in Orange County
Need to sell fast, as-is, or skip the showings? Momentum Offers gets you a real cash offer on your Orange County home in 24 hours — and, because we're a licensed RealTrends-500 brokerage, we'll also show you what the same home would net on the open market, so you can choose with both numbers in front of you.
- Close in as little as 7–14 days
- No repairs, cleaning, or showings
- No financing fall-through
- Pick your move-out date
- Often nets more, even after commission
- Sells 1.25% above MLS average, 8 days faster
- Full marketing & negotiation
- We front the prep with our concierge
Figures are illustrative ranges, not an offer. Your actual cash offer and net-to-seller depend on the home's condition, location, and current Orange County demand. Compare both at our Orange County cash-offer page.
Schools in Orange County
Orange County Public Schools is one of the largest districts in the nation, with a wide range of zoned and magnet options. Quality varies significantly by zone, so school research is essential — the strongest pockets cluster around Lake Nona, Windermere/Dr. Phillips, and Winter Park.
- Lake Nona High School
- Timber Creek High School
- Windermere High School
- Dr. Phillips High School
- Winter Park High School
- Laureate Park Elementary (Lake Nona)
Because quality varies widely across this large district, confirm both the zoned assignment and magnet eligibility for any specific address. See school-zone guides →
Taxes, Insurance & Cost to Own
A median-priced Orange County home costs about $2,924/month all-in (mortgage, tax, and insurance, 10% down) against median household income of $77,011. Florida's homestead exemption removes up to $50,000 of assessed value, and Save Our Homes caps annual assessed-value increases at 3% while you keep the homestead.
| Typical property-tax millage | 16.674 mills (~1.67% before exemptions) |
| Avg. homeowners insurance | $1,409/yr (Citizens county avg) |
| Homestead exemption | Up to $50,000 + 3% Save Our Homes cap |
| Est. all-in monthly (PITI) | $2,924/mo on a $404K home |
| Income to buy median home | $116,942/yr (est.) |
At about $1,409 a year on average, Orange is middle-of-the-pack for Florida — manageable, but very address-dependent near the water. Wind-mitigation features earn insurance credits; flood insurance is priced separately by address. Run your own numbers with the true cost calculator.
New Construction in Orange County
Builders pulled 13,140 residential permits last year (+63.2% YoY) — 4,221 single-family and 8,919 multifamily, about 9.1 per 1,000 residents. Active master-planned communities include Lake Nona (the #1-selling master plan in Florida); Laureate Park; Horizon West (Lakeside Village, Hamlin); Eagle Creek; Storey Park; Moss Park / Lake Nona area. Builders compete on rate buydowns and closing-cost credits; buyer representation matters even on a new build. See active builders →
Population & Migration
Orange County has about 1,440,471 residents. On a net domestic basis it saw net domestic out-migration of about 9,037 people and a net +$35.78M in adjusted gross income in the latest IRS filing year (county-to-county moves within the U.S.; this does not count international migration or births). Domestic arrivals are led by NY, CA, NJ, TX. Notably, even where the county loses residents on net, the income arriving outweighs the income leaving — a wealth-migration pattern.
12-Month Forecast
Expect Orange County to keep its long-run upward trajectory on the strength of migration, the parks (now including Epic Universe), and Lake Nona's life-sciences growth — but near-term appreciation should stay modest as affordability ceilings and a large construction pipeline meet rate-sensitive buyers. Watch STR policy and new-supply absorption in Horizon West and Lake Nona.
Cities & Towns in Orange County
The cities and communities that make up Orange County — each its own market with its own prices, schools, and feel.
| Orlando | County seat; everything from downtown high-rises to suburban Lake Nona and Dr. Phillips. |
| Winter Park | Affluent, walkable historic city north of downtown — Park Avenue, lakes, and public schools. |
| Winter Garden | Fast-growing west-side city with a beloved downtown and Horizon West nearby. |
| Windermere | Lakefront luxury enclave (Butler Chain of Lakes), home to Isleworth and Keene's Pointe. |
| Apopka / Ocoee / Maitland | Established suburban cities ringing the metro with a range of price points. |
Economy & Major Employers
Orange County's economy starts with the theme parks — Walt Disney World is the largest single-site employer in the United States, and Universal opened its Epic Universe park in 2025 — but it is far more than tourism now. Lake Nona's Medical City clusters multiple hospital systems and research institutes, AdventHealth and Orlando Health are major regional anchors, UCF is one of the largest universities in the country, and Lockheed Martin and a modeling-and-simulation hub bring defense and tech jobs. That diversification is why migration into Orange County stays strong through cycles.
- Walt Disney World (~77,000 — the largest single-site employer in the U.S.)
- Universal Orlando Resort (25,000+, Epic Universe opened 2025)
- AdventHealth
- Orlando Health
- Orange County Public Schools
- University of Central Florida
- Lockheed Martin
- Orlando International Airport
Walt Disney World is the largest single-site employer in the United States; Universal's Epic Universe opened in 2025.
A deep, diversified employer base is what underpins housing demand through national cycles. Talk to a local Orange County agent →
Most Popular Communities
The master-planned, golf, waterfront, luxury, and 55+ communities buyers ask about most in Orange County.
| Master-planned | Lake Nona (the #1-selling master plan in Florida), Laureate Park, Horizon West (Lakeside Village, Hamlin), Eagle Creek, Storey Park, Moss Park / Lake Nona area |
| Golf | Bay Hill (Arnold Palmer's Invitational), Isleworth, Keene's Pointe, Eagle Creek |
| Waterfront | Windermere / Butler Chain of Lakes, Isleworth, Lake Nona, Winter Park chain of lakes |
| Luxury | Isleworth (Windermere), Bay Hill, Lake Nona / Laureate Park, Winter Park, Keene's Pointe |
| 55+ / active adult | Del Webb Oasis (Horizon West), Del Webb Sunbridge (nearby in Osceola) |
Lifestyle in Orange County
Few places offer more to do: Walt Disney World, Universal's new Epic Universe, and SeaWorld; Lake Nona's Medical City and USTA national campus; Winter Park's Park Avenue and chain of lakes; a revitalizing downtown; and Orlando International Airport, one of the busiest in the country. The trade-off for the amenities and jobs is traffic and a tourism-flavored rhythm in the park-adjacent zones.
Risks to Weigh
Orange County's risks are affordability, investor saturation, and regulation. Price-to-income is high for the region, short-term-rental rules and oversupply near the parks can pressure investor returns, and traffic is a daily reality. Physically, inland flooding and the occasional sinkhole matter more than coastal surge here, and insurance has risen statewide. Tourism exposure adds cyclicality, though the economy is far more diversified than it once was.
Every Neighborhood in Orange County
Honest, data-backed guides to 1 Orange County communities, grouped by city. Each has live listings, schools, HOA/CDD costs, and the real trade-offs.
Orlando (1)
Recent Developments in Orange County
Development, infrastructure, retail, and school activity affecting Orange County, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated July 2026.
- July 2026Development
Apopka commission delays the third phase of The Ridge at Lake Bronson over road capacity
The Apopka City Commission postponed a vote on phase three of The Ridge at Lake Bronson, a 363-unit apartment plan with 11 three-story buildings on about 14.4 acres, until August 5. The delay centers on the capacity of Boy Scout Road and Ocoee Apopka Road, where the city holds a 17.4 million dollar federal grant for a future widening and is studying interim traffic measures.
What it may mean for the marketApprovals in this corridor may move more slowly until road funding timelines firm up, which historically has spaced out new unit deliveries in fast-growing submarkets.
Source: GrowthSpotter - June 2026Development
Greystar files plans for the 307-unit West Nona Village at Tyson Ranch on Boggy Creek Road
Greystar filed construction plans for West Nona Village, a 307-unit apartment community within the 75-acre Tyson Ranch mixed-use development on Boggy Creek Road in southeast Orange County near Lake Nona. The redesigned plan shows five four-story residential buildings, six garage buildings and an amenity center, and the county's Development Review Committee approved the changes with conditions.
What it may mean for the marketA second rental phase advancing at Tyson Ranch could signal sustained demand expectations for the Boggy Creek corridor between the airport and Lake Nona.
Source: GrowthSpotter - June 2026Development
Acram Group redesigns 17-story North Quarter tower in downtown Orlando
Acram Group and architects at Baker Barrios revised plans for a 17-story residential tower in downtown Orlando's North Quarter District, consolidating an earlier three-tower concept into a single building of about 350 apartments with a small public parklet and roughly 3,300 square feet of retail. The design at 924 and 934 N. Magnolia Avenue leans on more traditional materials such as tan brick and arched windows in a nod to the older downtown character.
What it may mean for the marketTall infill in the North Quarter could keep reshaping the northern edge of downtown, though tower designs and timelines often shift before any vertical construction begins.
Source: GrowthSpotter - June 2026Development
Final 90-unit phase completes the 450-apartment Emerald Villas campus in Pine Hills
Related Urban and Orange County completed Residences at Emerald Villas, a 90-unit income-restricted building at 5845 El Segundo Way, finishing a three-phase campus that now totals 450 apartments in Pine Hills. The phase drew 2.5 million dollars from the county Affordable Housing Trust Fund and 4.5 million dollars in federal American Rescue Plan funds.
What it may mean for the marketCounty trust fund and federal dollars may continue to support multi-phase income-restricted projects, and a completed build-out historically signals where additional county housing investment could follow.
Source: Florida YIMBY - June 2026Schools
Windermere Prep advances a new Hamlin K-5 campus in Horizon West
Orange County's Development Review Committee recommended approval June 10 of a development plan for a two-story Windermere Preparatory K-5 campus and athletic fields designed for up to 880 students on about 13.69 acres at 15765 New Independence Parkway in Hamlin. Construction is targeted for late 2026 or early 2027.
What it may mean for the marketAdded private school capacity in Hamlin could ease enrollment logistics as Horizon West rooftops continue to fill in, though campus construction schedules can move.
Source: GrowthSpotter - April 2026Development
Roughly 700 apartments proposed across from SeaWorld in the theme park corridor
Epoch Residential filed plans in late April, prepared by Kimley-Horn, for SeaWorld Vacation Village, an apartment community of nearly 700 units over two phases on about 14 acres at 6277 Sea Harbor Drive. The plan calls for two five-story buildings wrapping an existing parking garage after the 8-story Sea Harbor Office Center is razed.
What it may mean for the marketContinued residential density in the International Drive attractions corridor may gradually shift the area's mix toward housing alongside tourism uses, subject to approvals and demolition timing.
Source: GrowthSpotter - April 2026Development
Gables Residential plans a 288-unit apartment building in downtown Orlando's Ivanhoe District
Gables Residential filed plans for Gables Ivanhoe, a seven-story, 288-unit apartment building wrapping an eight-level garage at 1000 N. Orange Avenue, with a rooftop pool overlooking Lake Concord. The developer recently received Municipal Planning Board approval for the project, with Baker Barrios as architect.
What it may mean for the marketContinued downtown apartment proposals could expand the for-rent supply near the urban core, although approvals do not guarantee construction starts.
Source: GrowthSpotter - April 2026Development
Boyd Development advances Phase 2 of its Hamlin medical office project in Horizon West
Boyd Development filed plans for the next phase of its medical office project on about 20 acres near Avalon Road and Porter Road in Hamlin, across from Orlando Health Horizon West Hospital. Phase 2 adds two 12,000 square foot buildings and four 5,000 square foot buildings, with preleasing planned to start by mid to late 2026 and delivery targeted for 2027.
What it may mean for the marketMore medical office space in Hamlin may broaden the commercial base of Horizon West beyond housing and retail, though leasing pace will likely shape the build schedule.
Source: GrowthSpotter - April 2026Development
Thompson Thrift files plans for 320 apartments in Horizon West
Thompson Thrift Residential filed plans for Silverleaf South Lot 1 Multifamily, a 320-unit apartment community of five four-story buildings on about 12 acres in the Horizon West master plan, with 128 one-bedroom and 192 two- and three-bedroom units. The filing adds to the area's pipeline of higher-priced rental product.
What it may mean for the marketSustained multifamily filings in Horizon West suggest developers may keep chasing rental demand there, but filed plans can change before permitting.
Source: GrowthSpotter - February 2026Development
Winter Park's Ravaudage district to add a 250-unit apartment building
Plans advanced for a seven-story, 250-unit apartment building on the north side of the 90-acre Ravaudage mixed-use development in Winter Park, with 224 market-rate units and 26 units restricted to households at or below 120 percent of the Orange County area median income. The Development Review Committee also approved converting 92 unused hotel entitlements into 109 additional residential units.
What it may mean for the marketAdded residential at Ravaudage could deepen the mix of a long-running district, although phased master plans historically deliver over extended timelines.
Source: GrowthSpotter - February 2026Development
About 1 million square feet of industrial space planned in Sunbridge
VanTrust Real Estate plans three Class A industrial buildings totaling about 956,600 square feet in the Sunbridge Business Park, part of the large master plan that includes a 6,200-acre Orange County portion annexed into Orlando. VanTrust paid 20.3 million dollars for roughly 71 acres in a January sale and aims to start construction in the third quarter, with the first two buildings ready by the third quarter of 2027.
What it may mean for the marketNew industrial supply in the Orange County portion of Sunbridge could expand the area's logistics footprint, though delivery depends on construction starts and absorption.
Source: GrowthSpotter - February 2026Parks & Amenities
Orange County opens Phase 1A of the 215-acre Horizon West Regional Park
Orange County marked a February 16 grand opening for Phase 1A of the 215-acre Horizon West Regional Park, a 15.6 million dollar investment that added an access road, utilities, parking, restrooms, a trail, an event pavilion and an inclusive playground. A 7 million dollar Phase 1B with a splash pad and a kayak and canoe launch is expected to begin soon.
What it may mean for the marketExpanded public park capacity may support the surrounding Horizon West growth area, and the county has signaled further phases that could add amenities over time.
Source: Orange County Government - February 2026Development
Historic Winter Garden citrus packing plant redevelopment back on track
Developer Gary Hasson is converting about 3.7 acres on Tildenville School Road, and the five buildings of a 1909 citrus packing plant, into the Old Packing House, a mixed-use project with entertainment, office, retail, restaurant and meeting space. Plans describe eateries and galleries in one half and a marketplace, grocer, events center and natural history museum in the other.
What it may mean for the marketAdaptive reuse of the former packing plant could add a destination near downtown Winter Garden, though redevelopment of older structures can face cost and timing hurdles.
Source: GrowthSpotter - October 2025Retail & Dining
Apopka's Lake Carter Exchange retail and office center targets a 2026 opening
JW2 Development's Lake Carter Exchange, a 60,956 square foot, 13-building center at Ocoee Apopka Road and Keene Road, is expected to begin opening as early as April 2026. Five buildings facing Ocoee Apopka Road are set for retail including two restaurants, with the rear buildings planned for medical and general office use.
What it may mean for the marketNew retail and office space along this corridor may add services near growing Apopka neighborhoods, although openings can slip past initial targets.
Source: GrowthSpotter
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in the Orlando Metro.
Orange County Real Estate FAQ
What is the median home price in Orange County?
Is Orange County a buyer's or seller's market?
Is Orange County expensive?
What is the average rent in Orange County?
Are property taxes high in Orange County?
How much is homeowners insurance in Orange County?
Is Orange County a good place to invest in real estate?
Is Orange County growing?
How long do homes take to sell in Orange County?
What are the best areas to live in Orange County?
What is the price per square foot in Orange County?
How much income do I need to buy a home in Orange County?
Is now a good time to buy in Orange County?
Do I need flood insurance in Orange County?
Is Orange County a good place to retire?
How fast are home prices rising in Orange County?
What is the cost of living in Orange County?
What are the risks of buying in Orange County?
Is Orange County good for real estate investors?
What counties are near Orange County?
Has inventory in Orange County gone up?
Is Orange County / Orlando good for short-term-rental (Airbnb) investing?
Is Lake Nona a good place to live?
More Central Florida Counties
Osceola · Seminole · Lake · Polk · Sumter
Go deeper on Orange County: Orange property taxes · market scorecard (0–100) · cash offer & sell fast · search homes for sale
Statewide tools: all 67 county scorecards · rankings & compare · interactive market map · ZIP scorecards · property-tax calculator · homestead exemption · flood insurance
Your move in Orange County starts with a real person.
Buying, selling, or investing — tell us what you're working on and a Orange County specialist follows up within one business day with real comps, the off-market list, and representation that's yours.