Four Corners today
What this means
Twelve month change in Four Corners: +0.8%, essentially flat.
A typical house here rents for 7.8% of its value each year, close to the state figure of 8.1%. The specific deal (price, condition, HOA) decides cash flow.
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.
Go deeper: Dane's detailed guides for this area: Kissimmee Vacation Rental Loans and Four Corners, Buying a Short Term Rental Near Orlando.
Quick facts
| Four Corners | vs Lake County | vs Florida | |
|---|---|---|---|
| Population | 65,048 (Census survey) | ||
| Median home value | $351,800 | 10% higher | 2% lower |
| Median gross rent | $1,847 | 16% higher | 11% higher |
| Median household income | $72,879 | about the same | 2% lower |
| Gross rent yield | 6.3% | +0.3 pts | +0.7 pts |
| Owner occupied homes | 51.8% | −25.8 pts | −15.8 pts |
| Residents 65 and older | 12.4% | −14.2 pts | −8.9 pts |
| Average commute (minutes) | 31 | 1% higher | 9% higher |
| Homes built 2010 or later | 33.8% | +12.3 pts | +19.6 pts |
| Median property tax paid | $2,796 | 15% higher | 2% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Four Corners
Unincorporated suburban area about 25 miles southwest of Orlando where Lake, Orange, Osceola and Polk counties meet.
There is no city hall here: Four Corners is a Census designated place, and Lake County, Orange County, Osceola County, Polk County sets the rules.
The Census place spans 4 counties: Lake County, Orange County, Osceola County, Polk County. Taxes, rules and insurance averages depend on which side of the line a home sits.
Known for: Margaritaville Resort; Sunset Walk; ChampionsGate
Development and roads: Growth follows US 27, US 192, Interstate 4 and the State Road 429 beltway.
Against the Lake County averages, more homes are seasonal or vacation homes (25.6% vs 5.5%); fewer homes are owner occupied (51.8% vs 77.6%); more of the housing is in apartment and condo buildings (35.9% vs 9.5%) and the population is younger (12.4% age 65 or older vs 26.6%).
Out of 150 cities covered here, Four Corners sits at 101 on price, 31 on rent yield and 87 on income.
If you like the numbers here, also look at Palm Coast ($350,800, $1,782), North Port ($362,500, $1,894), Cape Coral ($373,500, $1,858).
Growth and housing
The Census does not publish yearly estimates for unincorporated places, so growth here is read from housing age and the county trend. Lake County grew 18.8% from 2020 to 2025.
33.8% of homes are 2010 or newer, so HOA dues and CDD assessments are common. CDD fees
Half the homes are older than 2005. This is a multifamily heavy market (35.9% in buildings of 5+ units). Average household size is 2.66.
Out of state arrivals: 5.1% of residents a year, versus 2.9% countywide.
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $2,650 a year |
Condo towers and big complexes (13.6% of homes) mean assessments and building approval matter. Condo financing
Flood, storms and jobs
As an unincorporated area, Four Corners uses Lake County flood rules (CRS class 6, 20% off high risk premiums). Countywide, 4.5% of homes sit in a FEMA high risk zone; the Lake County guide has the full flood, storm and jobs picture.
Buying a home in Four Corners
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $541,287 |
| Conforming, one unit | $832,750 |
| Median home value here | $351,800 |
Homes cost 4.8 times median household income here (Lake County 4.3, Florida 4.8).
- Conventional: the most common loan in Lake County.
- FHA: works for the typical $351,800 home here.
Sample FHA payment at $351,800
| Item | Monthly |
|---|---|
| Principal and interest (7.32%, 3.5% down) | $2,373 |
| Property tax (0.79%) | $232 |
| Insurance (county average) | $221 |
| FHA mortgage insurance | $158 |
| Total before HOA or CDD | $2,984 |
| Income needed at a 45% debt ratio | $79,563 a year |
Example, not a quote. Assumptions. Down payment help: Florida Housing.
Short term rental rules
Four Corners falls under more than one rule book; check which city or county the address is in.
Unincorporated Lake County (including the Lake County part of Four Corners) Not confirmed
No official local short term rental program page was found in this check. Full county rules and sources.
Unincorporated Osceola County Allowed in some zones
Only where the county Short Term Rental overlay map and zoning allow, including the STRPD (Short Term Rental Planned Development) district. Full county rules and sources.
Unincorporated Polk County Allowed, no county rental ordinance found
No county wide short term rental ordinance was found on official county sites. Full county rules and sources.
Unincorporated Orange County Allowed in some zones
Short term rental (179 days or less) only in C-1, C-2, C-3 commercial, I-1A, I-1/I-5, I-2/I-3, I-4 industrial, and planned developments where it is expressly permitted. Full county rules and sources.
Florida law (s. 509.032) bars new local bans on vacation rentals but keeps rules adopted by June 1, 2011, and lets cities and counties require registration, inspections and occupancy limits. HOA and condo documents can still ban rentals. Rules change, so confirm the exact address before you buy.
Investing in Four Corners
| Rental math at the median | Value |
|---|---|
| Price / rent | $351,800 / $1,847 |
| Estimated net cap rate | 3.3% to 4.1% |
| DSCR at 25% down | 0.82 |
| Down payment for DSCR 1.0 | 43% down |
| Down payment for DSCR 1.25 | 58% down |
Long term rentals
| Four Corners | vs Lake County | |
|---|---|---|
| Renter occupied homes | 48.2% | +25.8 pts |
| Rental vacancy | 14.3% | +4.0 pts |
| Rent as share of renter income | 35.1% | +0.7 pts |
Short term rentals
Four Corners is one of Florida's vacation rental markets: 25.6% of homes are held for seasonal or vacation use.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 4% |
| 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 | 48.6% |
| Buildings with 5+ units | 35.9% |
| Manufactured homes | 6.6% |
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.
- Florida Statutes 509.032 (state preemption of vacation rental rules). checked 2026-10-29.
- Osceola County STRPD District page (updated Aug 25, 2025). checked 2026-10-29.
- Polk County Tax Collector, TA 05-01 Real Estate Property Rentals. checked 2026-10-29.
- Polk County Tax Collector, Tourist Development Taxes. checked 2026-10-29.
- Orange County Zoning Division. checked 2026-10-29.
- 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.