Quick facts
| Eatonville | vs Orange County | vs Florida | |
|---|---|---|---|
| Population | 2,333 (2025 estimate) | ||
| Growth since 2020 | -0% | -6.9 pts | -8.9 pts |
| Median home value | $204,200 | 48% lower | 43% lower |
| Median gross rent | $1,289 | 27% lower | 23% lower |
| Median household income | $32,768 | 59% lower | 56% lower |
| Owner occupied homes | 34% | -22.8 pts | -33.6 pts |
Census survey figures are 2020 to 2024 averages; methods.
Living in Eatonville
Eatonville is a town in Orange County. Sources describe it as the first all Black city incorporated in Florida.
As an incorporated town, Eatonville sets its own zoning inside Orange County.
Known for: Incorporated August 15, 1887; Zora Neale Hurston Museum of Fine Arts, opened in 1990; Robert Hungerford Preparatory High School, founded 1889 and closed 2009
Founders bought 112 acres in 1887 to establish the town. Source: theclio.com, Eatonville entry, accessed October 29, 2026, and Wikipedia.
Against the Orange County averages, household incomes are lower ($32,768 vs $79,719); fewer homes are owner occupied (34% vs 56.8%); the median value of $204,200 is below the county's $390,100 and Census median rent runs lower ($1,289 vs $1,775 countywide).
Closest matches on price and rent: Leesburg ($228,600, $1,258), University (Hillsborough County) ($164,900, $1,295), Gainesville ($247,500, $1,296).
Growth and housing
Population went from 2,334 in 2020 to 2,333 in 2025 (-0%), versus 6.9% for Orange County.
The housing mix is 0% detached houses and 0% larger buildings.
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $3,610 a year |
Buying a home in Eatonville
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $541,287 |
| Conforming, one unit | $832,750 |
| Median home value here | $204,200 |
Homes cost 6.2 times median household income here (Orange County 4.9, Florida 4.8).
- Conventional: the default for buyers with solid credit and 5% or more down.
- FHA: the Eatonville median of $204,200 fits under the $541,287 limit.
Investing in Eatonville
Long term rentals
| Eatonville | vs Orange County | |
|---|---|---|
| Renter occupied homes | 66% | +22.8 pts |
Short term rentals
Vacation home share is below the county (0% vs 2.4%), so nightly demand here is thinner.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Nightly rentals depend on local zoning and the HOA; check both. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 0% |
| Buildings with 5+ units | 0% |
| Manufactured homes | 0% |
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.
- 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.