Alafaya today
What this means
Twelve month change in Alafaya: +0.8%, essentially flat.
A typical house here rents for 6.4% of its value each year, below the state figure of 8.1%. Cash flow will be tight at 25% down.
No Zillow figure covers this place, so the value is the Census 2020 to 2024 median updated with the FHFA price index. Rough guide only; see how these figures are built.
Quick facts
| Alafaya | vs Orange County | vs Florida | |
|---|---|---|---|
| Population | 92,449 (Census survey) | ||
| Median home value | $425,500 | 9% higher | 19% higher |
| Median gross rent | $1,999 | 13% higher | 20% higher |
| Median household income | $100,950 | 27% higher | 35% higher |
| Gross rent yield | 5.64% | +0.2 pts | +0.1 pts |
| Owner occupied homes | 64.4% | +7.6 pts | −3.2 pts |
| Residents 65 and older | 10.9% | −2.1 pts | −10.4 pts |
| Average commute (minutes) | 31 | 11% higher | 11% higher |
| Homes built 2010 or later | 12% | −7.3 pts | −2.2 pts |
| Median property tax paid | $3,315 | 12% higher | 21% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Alafaya
Unincorporated east Orange County area south of State Road 50, about 9 miles east of downtown Orlando.
As an unincorporated area, Alafaya follows Orange County rules for zoning, permits and short term rentals.
Known for: University of Central Florida; Avalon Park; Waterford Lakes
How it has grown: First counted as a Census place in 2010 as the UCF area filled in.
Compared with Orange County as a whole, household incomes are higher ($100,950 vs $79,719); more homes are owner occupied (64.4% vs 56.8%); rent runs higher ($1,999 vs $1,775 countywide) and housing is older (12% built since 2010 vs 19.3%).
Ranked against 150 Florida cities: number 57 by home value, 65 by gross rent yield, 24 by income.
If you like the numbers here, also look at Delray Beach ($420,300, $1,961), Pembroke Pines ($439,500, $2,046), Kendale Lakes ($404,500, $1,968).
Growth and housing
Yearly population estimates are not published for Census designated places; the county trend is the best guide. Orange County grew 6.9% from 2020 to 2025.
Median year built: 2002. The housing mix is 64.2% detached houses and 22.7% larger buildings. Households average 2.81 people.
1.8% of residents moved in from another state in the past year (county 2.6%).
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $3,610 a year |
Flood, storms and jobs
As an unincorporated area, Alafaya uses Orange County flood rules (CRS class 5, 25% off high risk premiums). For county flood claims, disaster history and jobs, see the Orange County guide (2.3% of homes there are in high risk zones).
Buying a home in Alafaya
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $541,287 |
| Conforming, one unit | $832,750 |
| Median home value here | $425,500 |
Homes cost 4.2 times median household income here (Orange County 4.9, Florida 4.8).
- Conventional: the most common loan in Orange County.
- FHA: the Alafaya median of $425,500 fits under the $541,287 limit.
Sample FHA payment at $425,500
| Item | Monthly |
|---|---|
| Principal and interest (7.32%, 3.5% down) | $2,870 |
| Property tax (0.78%) | $277 |
| Insurance (county average) | $301 |
| FHA mortgage insurance | $191 |
| Total before HOA or CDD | $3,639 |
| Income needed at a 45% debt ratio | $97,036 a year |
Example, not a quote. Assumptions. Down payment help: Florida Housing.
Investing in Alafaya
| Rental math at the median | Value |
|---|---|
| Price / rent | $425,500 / $1,999 |
| Estimated net cap rate | 2.7% to 3.4% |
| DSCR at 25% down | 0.72 |
| Down payment for DSCR 1.0 | 52% down |
| Down payment for DSCR 1.25 | 66% down |
Long term rentals
| Alafaya | vs Orange County | |
|---|---|---|
| Renter occupied homes | 35.6% | −7.6 pts |
| Rental vacancy | 4.8% | −4.5 pts |
| Rent as share of renter income | 30.6% | −4.2 pts |
Short term rentals
0.6% of homes are held for seasonal or vacation use (Orange County 2.4%).
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Get the zoning and HOA answer in writing before you count on nightly income. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 64.2% |
| Buildings with 5+ units | 22.7% |
| Manufactured homes | 2% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Observed Rent Index (ZORI), all homes and apartments, smoothed. September 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.