Horizon West today
What this means
Horizon West prices barely moved in the past year (+0.8%).
For a typical house, a year of rent equals 4.8% of value, below the Florida house 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.
Go deeper: Dane's detailed guides for this area: Buying a Home in Horizon West.
Quick facts
| Horizon West | vs Orange County | vs Florida | |
|---|---|---|---|
| Population | 67,416 (Census survey) | ||
| Median home value | $562,200 | 44% higher | 57% higher |
| Median gross rent | $2,464 | 39% higher | 48% higher |
| Median household income | $127,335 | 60% higher | 71% higher |
| Gross rent yield | 5.26% | −0.2 pts | −0.3 pts |
| Owner occupied homes | 65.7% | +8.9 pts | −1.9 pts |
| Residents 65 and older | 7.9% | −5.1 pts | −13.4 pts |
| Average commute (minutes) | 27 | 3% lower | 3% lower |
| Homes built 2010 or later | 73.7% | +54.4 pts | +59.5 pts |
| Median property tax paid | $4,959 | 67% higher | 82% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Horizon West
Master planned unincorporated community in southwest Orange County, just north and west of Walt Disney World, planned by the county from 1995 as a town center and five villages linked by greenbelts.
As an unincorporated area, Horizon West follows Orange County rules for zoning, permits and short term rentals.
Known for: Horizon West Regional Park; Hamlin town center
How it has grown: State Road 429 links it north to Ocoee and south to Four Corners and Interstate 4.
Compared with Orange County as a whole, housing is newer (73.7% built since 2010 vs 19.3%); household incomes are higher ($127,335 vs $79,719); typical rent is $2,464, above the county's $1,775 and homes are pricier than the county median ($562,200 vs $390,100).
Ranked against 150 Florida cities: number 28 by home value, 84 by gross rent yield, 5 by income.
Cities with similar prices and rents: Doral ($562,800, $2,669), Palm Beach Gardens ($606,100, $2,417), Wellington ($599,400, $2,562).
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.
Newer housing (73.7% built since 2010) often comes with HOA and CDD fees that lenders count. CDD fees
Half the homes are older than 2014. The housing mix is 64.3% detached houses and 20.9% larger buildings. Households average 3.10 people.
Each year about 7.3% of residents arrive from other states.
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $3,610 a year |
Before buying in one of the larger buildings (13.9% of housing), check reserves, minutes and insurance. Condo financing
Flood, storms and jobs
As an unincorporated area, Horizon West 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 Horizon West
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $541,287 |
| Conforming, one unit | $832,750 |
| Median home value here | $562,200 |
Price to income: 4.4x, compared with 4.9x for the county.
- Conventional: the default for buyers with solid credit and 5% or more down.
Sample FHA payment at $562,200
| Item | Monthly |
|---|---|
| Principal and interest (7.32%, 3.5% down) | $3,792 |
| Property tax (0.88%) | $412 |
| Insurance (county average) | $301 |
| FHA mortgage insurance | $253 |
| Total before HOA or CDD | $4,758 |
| Income needed at a 45% debt ratio | $126,883 a year |
Example, not a quote. Assumptions. Down payment help: Florida Housing.
Investing in Horizon West
| Rental math at the median | Value |
|---|---|
| Price / rent | $562,200 / $2,464 |
| Estimated net cap rate | 2.5% to 3.2% |
| DSCR at 25% down | 0.68 |
| Down payment for DSCR 1.0 | 55% down |
| Down payment for DSCR 1.25 | 68% down |
Long term rentals
| Horizon West | vs Orange County | |
|---|---|---|
| Renter occupied homes | 34.3% | −8.9 pts |
| Rental vacancy | 13.6% | +4.3 pts |
| Rent as share of renter income | 34.6% | −0.2 pts |
Short term rentals
Seasonal and vacation homes: 2.9% of the stock, against 2.4% countywide.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Confirm zoning, registration and HOA rules for the exact address. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 64.3% |
| Buildings with 5+ units | 20.9% |
| Manufactured homes | 0.3% |
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.