Altamonte Springs today
| Typical value | Typical rent | Gross yield | |
|---|---|---|---|
| Single family house | $370,000 | $2,000 | 6.5% |
| Condo or townhome (apartment rent) | $159,000 | $1,450 | 10.9% |
What this means
Twelve month change in Altamonte Springs: −0.1%, essentially flat, now 3.9% below the May 2024 peak.
For a typical house, a year of rent equals 6.5% of value, below the Florida house figure of 8.1%. Cash flow will be tight at 25% down.
Permits January to September 2026: 248 homes, 64% fewer than 2025.
Treat these as area figures and confirm rent with comps. Sources and method: how these figures are built.
Quick facts
| Altamonte Springs | vs Seminole County | vs Florida | |
|---|---|---|---|
| Population | 48,000 (2025 estimate) | ||
| Growth since 2020 | 3.8% | −0.7 pts | −5.1 pts |
| Median home value | $293,000 | 24% lower | 18% lower |
| Median gross rent | $1,740 | 2% lower | 4% higher |
| Median household income | $64,070 | 25% lower | 14% lower |
| Gross rent yield | 7.13% | +1.6 pts | +1.5 pts |
| Owner occupied homes | 43.2% | −23.0 pts | −24.4 pts |
| Residents 65 and older | 15.5% | −1.1 pts | −5.8 pts |
| Average commute (minutes) | 26 | 4% lower | 8% lower |
| Homes built 2010 or later | 4.5% | −7.8 pts | −9.7 pts |
| Median property tax paid | $1,806 | 31% lower | 34% lower |
Census survey figures are 2020 to 2024 averages; methods.
Living in Altamonte Springs
Seminole County suburb north of Orlando, settled around 1870 and incorporated in 1920.
As an incorporated city, Altamonte Springs sets its own zoning inside Seminole County.
Known for: Uptown Altamonte; Altamonte Mall; AdventHealth headquarters
Interstate 4 runs through the city and a SunRail station opened in 2014.
Against the Seminole County averages, more of the housing is in apartment and condo buildings (50.4% vs 22.7%); fewer homes are owner occupied (43.2% vs 66.2%); household incomes are lower ($64,070 vs $85,761) and homes are cheaper than the county median ($293,000 vs $386,900).
Out of 150 cities covered here, Altamonte Springs sits at 125 on price, 15 on rent yield and 120 on income.
Cities with similar prices and rents: Greenacres ($291,000, $1,756), Deltona ($285,400, $1,711), Lehigh Acres ($292,400, $1,657).
Growth and housing
Altamonte Springs changed 3.8% in population from 2020 to 2025 (county 4.5%, Florida 8.9%).
| 2025 building permits | Altamonte Springs |
|---|---|
| Single family | 2 |
| 5 or more units | 268 |
| Total units | 270 |
| Per 1,000 residents | 5.6 |
Half the homes are older than 1983. This is a multifamily heavy market (50.4% in buildings of 5+ units). Average household size is 2.19.
Out of state arrivals: 2.9% of residents a year, versus 2.3% countywide.
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $3,545 a year |
38.9% of homes predate 1980: expect four point inspections. Inspections
Before buying in one of the larger buildings (17.4% of housing), check reserves, minutes and insurance. Condo financing
Flood, storms and jobs
The city earned Community Rating System class 6; federal flood policies in its high risk zones cost 20% less. Since 2000, flood insurance has paid $5,829,055 on 122 claims inside Altamonte Springs. The Seminole County guide covers storms, flood claims and employers; 2.8% of county homes are in high risk flood zones.
Buying a home in Altamonte Springs
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $541,287 |
| Conforming, one unit | $832,750 |
| Median home value here | $293,000 |
Price to income: 4.6x, compared with 4.5x for the county.
- Conventional: mortgage insurance drops off as equity builds.
- FHA: $248,287 of room between the median home and the FHA limit.
Sample FHA payment at $293,000
| Item | Monthly |
|---|---|
| Principal and interest (7.32%, 3.5% down) | $1,976 |
| Property tax (0.62%) | $151 |
| Insurance (county average) | $295 |
| FHA mortgage insurance | $132 |
| Total before HOA or CDD | $2,555 |
| Income needed at a 45% debt ratio | $68,131 a year |
Example, not a quote. Assumptions. Down payment help: Florida Housing.
Investing in Altamonte Springs
| Rental math at the median | Value |
|---|---|
| Price / rent | $293,000 / $1,740 |
| Estimated net cap rate | 3.7% to 4.6% |
| DSCR at 25% down | 0.89 |
| Down payment for DSCR 1.0 | 36% down |
| Down payment for DSCR 1.25 | 54% down |
Long term rentals
| Altamonte Springs | vs Seminole County | |
|---|---|---|
| Renter occupied homes | 56.8% | +23.0 pts |
| Rental vacancy | 9.4% | +2.2 pts |
| Rent as share of renter income | 35.3% | +0.9 pts |
Short term rentals
1% of homes are held for seasonal or vacation use (Seminole County 1%).
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 5% |
| State sales tax | 6% plus any county surtax |
Rules vary street by street; verify zoning and HOA limits early. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 24.4% |
| Buildings with 5+ units | 50.4% |
| Manufactured homes | 0.1% |
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.