Lake County today
| Typical value | Typical rent | Gross yield | |
|---|---|---|---|
| Single family house | $363,000 | $2,460 | 8.1% |
| Condo or townhome (apartment rent) | $179,000 | $1,780 | 11.9% |
What this means
The past year cost Lake County owners about 2% in value, now 5.7% below the May 2024 peak.
A typical house here rents for 8.1% of its value each year, close to the state figure of 8.1%. Price and HOA dues will decide whether it cash flows.
Treat these as area figures and confirm rent with comps. Sources and method: how these figures are built.
Quick facts
| Lake County | Compared with Florida | |
|---|---|---|
| Population, 2025 estimate | 456,068 | 1.9% of Florida |
| Growth since 2020 | 18.8% | +9.9 pts |
| Median home value | $318,400 | 11% lower |
| Median gross rent | $1,586 | 5% lower |
| Median household income | $73,161 | 2% lower |
| Gross rent yield | 5.98% | +0.4 pts |
| Owner occupied homes | 77.6% | +10.0 pts |
| Residents 65 and older | 26.6% | +5.3 pts |
| Average commute | 30 min | 8% higher |
| Homes built 2010 or later | 21.5% | +7.3 pts |
| Housing units permitted in 2025 per 1,000 residents | 11.7 | 54% higher |
| Veterans, share of adults | 9.8% | +2.4 pts |
| Median property tax paid | $2,433 | 11% lower |
| Average homeowners insurance with wind | $2,650 |
Census figures are 2020 to 2024 averages; see sources and methods.
Living in Lake County
What stands out about Lake County: population growth of 18.8% since 2020 versus 8.9% for Florida; fewer renters than most of Florida (22.4% of homes); and lots of manufactured homes (16.3% of the stock).
Central Florida county named for its many lakes, home to Sugarloaf Mountain, the highest point on the peninsula. County seat: Tavares. Created in 1887.
Most people live in or around Four Corners, Clermont and Leesburg. Four Corners alone has about 65,048 residents.
What anchors the area
- Colleges: Beacon College (Leesburg); Lake-Sumter State College (Leesburg)
- Economy: Lake County Schools; Orlando Health; AdventHealth; Publix; Walmart
- Known for: Sugarloaf Mountain; Ocala National Forest (part); Lake Woodruff National Wildlife Refuge (part)
Retirees are a big part of this market (26.6% of residents are 65 or older).
Growth and where it is heading
Population went from 383,959 in April 2020 to 456,068 in July 2025 (18.8%; Florida 8.9%). In the latest year it gained 2.84%.
| 2025 building permits | Units |
|---|---|
| Single family | 3,999 |
| 2 to 4 units | 96 |
| 5 or more units | 1,247 |
| Total | 5,342 |
| Per 1,000 residents | 11.7 (well above Florida, 7.6) |
21.5% of homes are 2010 or newer. New subdivisions often add HOA dues and a CDD assessment to the payment. CDD fees explained
What the regional research shows
Lake County posted the strongest rent growth in the Orlando metro in mid 2026, up 2.7% year over year to $1,554 (Northmarq, Q2 2026). Growth follows the Highway 27 and Florida Turnpike corridor through Clermont, Minneola and Groveland, and the northeast corner near Four Corners touches the Disney vacation market.
Regional context lives in the Central Florida investor guide.
Risks to price in
Lake County has had no hurricane landfall since 2000, though passing storms still bring wind and flooding.
Average homeowners premium with wind: $2,650 a year, about $221 a month (Florida Office of Insurance Regulation, March 2026).
Manufactured housing (16.3%) is common here; age and installation decide which loans work. Manufactured home loans
Flood, storms and jobs
| Lake County | Florida | |
|---|---|---|
| Homes in a FEMA high risk flood zone | 6,862 (4.5%) | 13.3% |
| Homes with federal flood insurance | 3,776 (2.5%) | 13.7% |
| Insured share inside high risk zones | 23.7% | |
| Flood insurance claims since 2000 | 441, $7,080,801 paid | |
| Costliest flood events for insured homes | Hurricane Milton ($2,232,562); Hurricane Irma ($1,929,472); Other or unnamed flooding ($1,240,354) | |
| Major federal disasters declared since 2000 | 15 (10 hurricane, 2 severe storm, 1 tropical storm) |
Good news for flood premiums: the county (unincorporated areas) earned CRS class 6, so policies in high risk zones get 20% off. Flood map date: 12/18/12.
Where people work: health care and social assistance (22%), retail (20%), hotels and restaurants (14%), out of 96,577 private jobs in Lake County (2023). Tourism signal: 14% work in hotels and restaurants, close to the state's 13%.
Buying a home in Lake County
| 2026 loan limit, one unit | Amount |
|---|---|
| FHA | $541,287 |
| Conforming (above this is jumbo) | $832,750 |
| FHA loan at the median price with 3.5% down | $312,633 |
The median priced home fits under the FHA limit with room to spare. FHA limits
The median home equals 4.3 years of median household income (4.8 for the state).
Loans made here in 2025
| Loan type | Loans | Share | Florida share | Average loan |
|---|---|---|---|---|
| Conventional | 8,023 | 67.7% | 72.2% | $296,585 |
| FHA | 2,593 | 21.9% | 17.8% | $334,776 |
| VA | 1,210 | 10.2% | 9.9% | $398,562 |
| USDA | 29 | 0.2% | 0.2% | $218,793 |
| Purpose | Share of 2025 loans |
|---|---|
| Home purchase | 64.4% |
| Cash out refinance | 12.7% |
| Rate and term refinance | 8.9% |
| Home improvement | 5.9% |
Total loans rose 1.4% from 2024 (11,692 to 11,855). FHA carries more weight here (21.9% of loans).
Loans that fit the local numbers
- Conventional: 67.7% of local loans.
- FHA: the $541,287 limit covers the typical $318,400 home.
- VA: veterans are 9.8% of adults (Florida 7.4%).
Down payment help and taxes
Assistance with cash to close is offered statewide by the Florida Housing Finance Corporation. Current owners pay a median $2,433 a year in property tax; plan on more after a sale resets the value. Homestead and tax caps
Sample FHA payment at $318,400
| Item | Monthly |
|---|---|
| Principal and interest (7.32%, 3.5% down) | $2,148 |
| Property tax | $202 |
| Insurance (county average) | $221 |
| FHA mortgage insurance | $143 |
| Total before HOA or CDD | $2,713 |
| Income needed at a 45% debt ratio | $72,356 a year |
| Median household income here | $73,161 |
Example, not a quote. Assumptions: how these numbers are estimated.
Short term rental rules
Unincorporated Lake County (including the Lake County part of Four Corners) Not confirmed
| Where | No official local short term rental program page was found in this check. Under Florida law, a city or county cannot ban vacation rentals or limit stay length unless its rule dates to June 1, 2011 or earlier, but it can require registration, inspections, occupancy and parking limits. Zoning, HOA and condo rules can still prohibit rentals. |
|---|---|
| Licenses and fees | State DBPR vacation rental license, sales tax registration and the county tourist tax apply everywhere |
| Minimum stay | not confirmed |
| Occupancy | not confirmed |
| Also | Confirm with Lake County Planning and Zoning before buying. |
Not fully confirmed from an official source. Treat this as a starting point. Checked 2026-10-29. Source: Florida Statutes 509.032 (state preemption of vacation rental rules).
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 Lake County
| Rental math at the county median | Value |
|---|---|
| Price / rent | $318,400 / $1,586 |
| Gross rent yield | 5.98% |
| Estimated net cap rate | 2.7% to 3.8% |
| Payment with 25% down at 7.32%, plus tax and insurance | $2,063 |
| DSCR at 25% down | 0.77 |
| Down payment for DSCR 1.0 | 47% down |
| Down payment for DSCR 1.25 | 62% down |
Census rents include apartments; house rents usually run higher. DSCR loans often price above this rate. Method. DSCR loans
Run your own numbers
Long term rentals
| Lake County | vs Florida | |
|---|---|---|
| Renter occupied homes | 22.4% | −10.0 pts |
| Rent as share of renter income | 34.4% | −0.8 pts |
| Rental vacancy | 10.3% | +2.7 pts |
Short term rentals
| Item | Here |
|---|---|
| County tourist tax | 4% |
| Plus state sales tax | 6% (plus any county surtax) |
| Homes held for seasonal use | 5.5% (−2.3 pts vs Florida) |
Vacation rental towns with guides: Four Corners, Clermont. Nightly rental rights depend on zoning, local registration and the HOA. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 67.5% |
| Buildings with 5+ units | 9.5% |
| Manufactured homes | 16.3% |
| 2025 loans on 2 to 4 unit properties | 0.46% |
Largest cities and towns in Lake County
Among places with at least 1,000 residents, Minneola has the highest median value ($420,800) and Lady Lake the lowest ($227,300); Lady Lake shows the best rent to price ratio (7.32% gross).
| Place | Population | Median value | Median rent | Median income |
|---|---|---|---|---|
| Four Corners | 65,048 | $351,800 | $1,847 | $72,879 |
| Clermont | 46,853 | $418,400 | $1,828 | $82,306 |
| Leesburg | 30,807 | $228,600 | $1,258 | $52,880 |
| Eustis | 24,119 | $270,700 | $1,135 | $65,373 |
| Groveland | 22,012 | $365,800 | $1,732 | $100,226 |
| Tavares | 20,463 | $254,500 | $1,496 | $58,886 |
| Mount Dora | 17,278 | $381,900 | $1,722 | $74,537 |
| Lady Lake | 16,675 | $227,300 | $1,387 | $46,074 |
| Minneola | 16,598 | $420,800 | $2,073 | $110,902 |
| Fruitland Park | 8,740 | $382,400 | $1,221 | $82,656 |
Census places, including unincorporated communities. Linked places have their own guide.
Compare with neighboring counties
3 of its 7 neighbors are cheaper by median value.
| County | Median value | Median rent | Rent yield | Growth since 2020 |
|---|---|---|---|---|
| Lake County | $318,400 | $1,586 | 5.98% | 18.8% |
| Marion County | $243,100 | $1,277 | 6.3% | 17.8% |
| Orange County | $390,100 | $1,775 | 5.46% | 6.9% |
| Osceola County | $353,300 | $1,746 | 5.93% | 23.9% |
| Polk County | $266,500 | $1,363 | 6.14% | 20.7% |
| Seminole County | $386,900 | $1,783 | 5.53% | 4.5% |
| Sumter County | $385,400 | $1,269 | 3.95% | 21.6% |
| Volusia County | $313,000 | $1,467 | 5.62% | 9.6% |
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.
- 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.
- 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.