Orange County, Florida
Orlando real estate
Homes, communities and a neighbourhood guide from a Realtor who is also a licensed residential contractor.
Orlando is the largest city in Central Florida. Its market is best understood by area rather than as a single whole.
For sale
Homes for sale in Orlando
Nothing of mine is on the market in Orlando right now. That changes often — tell me what you are looking for and I will let you know first.
Living in Orlando
Where Orlando sits
Orlando is the largest city in Central Florida and the seat of Orange County, south of the Seminole County cities on this site.
What it is known for
Far more than the theme parks. Orlando is a collection of distinct neighbourhoods with genuinely different characters and price points — the market in one is not the market in another, and a citywide figure tells you almost nothing useful about a specific street.
Schools
Orange County Public Schools serves Orlando. Zoning varies considerably across the city and is assigned by address, so confirm it for the specific property.
What to know before you buy
Because Orlando is so varied, the useful question is never "what is the Orlando market doing" but "what is this neighbourhood doing, and is this house sound". I work the northern side of the metro most closely — if you are looking further south or west, I will tell you plainly if someone else knows that pocket better than I do.
Common questions about Orlando
Orlando is served by Orange County Public Schools. School zoning is by address rather than by city, and boundaries are redrawn from time to time, so confirm the assigned schools for a specific property with the district before you write an offer — I will pull the current zoning for any address you are considering.
Questions from Orlando homeowners
Straight answers to what people ask before they buy, sell or build in Orlando — written by someone who holds a real-estate licence and a contractor licence.
- Moving to Central Florida - where should we land?Work out where you need to be three days a week first, because commutes here decide everything else. Then check insurance, roof age and whether the house is block or frame before you commit — those three price a house more than the listing does.
- Is Central Florida still a decent rental market?It is a market where operating expenses decide the deal rather than rent. Run the numbers with current insurance quotes rather than last year's, and with real roof and HVAC reserves — in this climate a 15-year roof and a 12-year air conditioner are not pessimistic.
Residential construction and remodeling
Remodeling, renovation and new construction in Orlando, from a Certified Residential Building Contractor who is also a licensed Realtor.