Orange County today
| Typical value | Typical rent | Gross yield | |
|---|---|---|---|
| Single family house | $427,000 | $2,440 | 6.9% |
| Condo or townhome (apartment rent) | $181,000 | $1,770 | 11.7% |
What this means
Values in Orange County are about flat (−0.7% in a year), now 4.9% below the May 2024 peak.
A typical house here rents for 6.9% of its value each year, below the state figure of 8.1%. Cash flow will be tight at 25% down.
Builders are pulling back: 5,768 homes permitted so far in 2026, down 45%.
Rents are area estimates; check comps for the exact house. Sources and method: how these figures are built.
Go deeper: Dane's detailed guides for this area: Buying an Airbnb in Unincorporated Orange County, Whole Home Airbnb Inside the City of Orlando, Buying a Short Term Rental Near Orlando.
Quick facts
| Orange County | Compared with Florida | |
|---|---|---|
| Population, 2025 estimate | 1,528,002 | 6.5% of Florida |
| Growth since 2020 | 6.9% | −2.0 pts |
| Median home value | $390,100 | 9% higher |
| Median gross rent | $1,775 | 6% higher |
| Median household income | $79,719 | 7% higher |
| Gross rent yield | 5.46% | −0.1 pts |
| Owner occupied homes | 56.8% | −10.8 pts |
| Residents 65 and older | 13% | −8.3 pts |
| Average commute | 28 min | about the same |
| Homes built 2010 or later | 19.3% | +5.1 pts |
| Housing units permitted in 2025 per 1,000 residents | 8.6 | 13% higher |
| Veterans, share of adults | 5.2% | −2.2 pts |
| Median property tax paid | $2,967 | 9% higher |
| Average homeowners insurance with wind | $3,610 |
Census figures are 2020 to 2024 averages; see sources and methods.
Living in Orange County
Compared with the rest of Florida, Orange County has a younger population (13% age 65 or older); more renters than most of Florida (43.2% of homes); and few seasonal and vacation homes (2.4% of housing).
Landlocked Central Florida county anchored by Orlando, one of the busiest tourism hubs in the country. County seat: Orlando. Created in 1824.
The population centers are Orlando, Alafaya and Pine Hills. Orlando alone has about 319,758 residents.
What anchors the area
- Colleges: University of Central Florida (Orlando); Rollins College (Winter Park); AdventHealth University (Orlando); Valencia College (Orlando)
- Major teams: Orlando City SC (MLS, Orlando); Orlando Magic (NBA, Orlando); Orlando Pride (NWSL, Orlando); UCF Knights (NCAA FBS, Orlando)
- Commercial airports: Orlando International Airport (MCO)
- Military: Naval Support Activity Orlando
- Economy: theme parks and tourism; hospitality; health care; higher education; Orange County Convention Center
- Known for: Walt Disney World; Universal Orlando; SeaWorld Orlando; Lake Eola
Only 13% of residents are 65 or older, younger than the state. Larger households (2.72 people on average) mean more demand for 3 and 4 bedroom homes.
Growth and where it is heading
The Census counts 1,528,002 residents as of July 2025, versus 1,429,910 in 2020, a 6.9% change. The 2024 to 2025 change was +0.46%.
| 2025 building permits | Units |
|---|---|
| Single family | 4,221 |
| 2 to 4 units | 52 |
| 5 or more units | 8,867 |
| Total | 13,140 |
| Per 1,000 residents | 8.6 (close to Florida, 7.6) |
What the regional research shows
Orlando metro apartments had 8.5% vacancy and an average asking rent of $1,689 in the second quarter of 2026, flat from a year earlier, with 9,976 units under construction. The southwest tourist corridor saw the largest rent drop (minus 1.5%, to $1,811), while the northwest submarket tightened the most (Northmarq, Q2 2026). Pockets near the Orange County Convention Center allow vacation rentals; most single family neighborhoods do not.
Regional context lives in the Central Florida investor guide.
Risks to price in
No hurricane landfall in Orange County since 2000 in the record we use. Wind and rain from storms still reach inland.
Orange County homeowners paid $3,610 a year on average for coverage that includes wind (state insurance regulator, March 2026).
14.4% of homes are in buildings of 20 or more units. Condo reserve and inspection rules can raise dues and limit financing. Condo financing
Flood, storms and jobs
| Orange County | Florida | |
|---|---|---|
| Homes in a FEMA high risk flood zone | 9,209 (2.3%) | 13.3% |
| Homes with federal flood insurance | 13,113 (3.3%) | 13.7% |
| Insured share inside high risk zones | 44.2% | |
| Flood insurance claims since 2000 | 1,998, $72,185,233 paid | |
| Costliest flood events for insured homes | Hurricane Ian ($59,481,208); Hurricane Irma ($3,854,098); Hurricane Milton ($3,455,674) | |
| Major federal disasters declared since 2000 | 14 (10 hurricane, 1 tropical storm, 1 biological) |
Good news for flood premiums: the county (unincorporated areas) earned CRS class 5, so policies in high risk zones get 25% off. Flood map date: 09/24/21.
Where people work: hotels and restaurants (15%), health care and social assistance (12%), retail (11%), out of 842,028 private jobs in Orange County (2023). Hotels and restaurants hold 15% of those jobs (close to Florida's 13%).
Buying a home in Orange 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 | $383,034 |
The median priced home fits under the FHA limit with room to spare. FHA limits
Price to income: 4.9x locally, 4.8x for Florida.
Loans made here in 2025
| Loan type | Loans | Share | Florida share | Average loan |
|---|---|---|---|---|
| Conventional | 19,685 | 78.7% | 72.2% | $469,971 |
| FHA | 3,775 | 15.1% | 17.8% | $352,462 |
| VA | 1,548 | 6.2% | 9.9% | $487,138 |
| USDA | 4 | 0% | 0.2% | $165,000 |
| Purpose | Share of 2025 loans |
|---|---|
| Home purchase | 56.1% |
| Cash out refinance | 15.4% |
| Rate and term refinance | 10.4% |
| Home improvement | 8.2% |
That is up 3.3% from 24,205 loans in 2024. Most buyers here use conventional financing.
Loans that fit the local numbers
- Conventional: 78.7% of local loans.
- FHA: median price $390,100 vs limit $541,287.
Down payment help and taxes
Down payment help: use the statewide programs from the Florida Housing Finance Corporation. Median property tax here: $2,967, or 0.76% of the median value. Homestead and tax caps
Sample FHA payment at $390,100
| Item | Monthly |
|---|---|
| Principal and interest (7.32%, 3.5% down) | $2,631 |
| Property tax | $247 |
| Insurance (county average) | $301 |
| FHA mortgage insurance | $176 |
| Total before HOA or CDD | $3,355 |
| Income needed at a 45% debt ratio | $89,457 a year |
| Median household income here | $79,719 |
Example, not a quote. Assumptions: how these numbers are estimated.
Short term rental rules
Orange County falls under more than one rule book; check which city or county the address is in.
Unincorporated Orange County Allowed in some zones
| Where | 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. Single family transient rental (under 30 days) only in R-3. Prohibited in all other zoning districts. |
|---|---|
| Licenses and fees | State DBPR vacation rental license; county zoning must allow the use |
| Also | Most single family subdivisions are not zoned R-3, so check the parcel zoning first. |
Checked against the official page. Checked 2026-10-29. Source: Orange County Zoning Division.
City of Orlando Whole home not allowed
| Where | Whole home rentals under 30 days are not allowed in residential homes. Home sharing is allowed only when the host lives on site and is present; a whole property rental counts as a Commercial Dwelling Unit, limited to certain zoning districts with a business tax receipt. |
|---|---|
| Licenses and fees | City home sharing registration: $275 the first year, then $100 a year (owner lives there) or $125; registration number must appear in ads; HOA approval letter if in a mandatory HOA |
| Minimum stay | stays under 30 days, one booking at a time |
| Occupancy | No more than four unrelated people per booking or two per room, whichever is less; no more than half the home |
| Also | Ordinance took effect July 1, 2018. |
Checked against the official page. Checked 2026-10-29. Source: City of Orlando Home Sharing Registration.
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 Orange County
| Rental math at the county median | Value |
|---|---|
| Price / rent | $390,100 / $1,775 |
| Gross rent yield | 5.46% |
| Estimated net cap rate | 2.2% to 3.2% |
| Payment with 25% down at 7.32%, plus tax and insurance | $2,558 |
| DSCR at 25% down | 0.69 |
| Down payment for DSCR 1.0 | 55% down |
| Down payment for DSCR 1.25 | 68% 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
| Orange County | vs Florida | |
|---|---|---|
| Renter occupied homes | 43.2% | +10.8 pts |
| Rent as share of renter income | 34.8% | −0.4 pts |
| Rental vacancy | 9.3% | +1.7 pts |
Short term rentals
| Item | Here |
|---|---|
| County tourist tax | 6% |
| Plus state sales tax | 6% (plus any county surtax) |
| Homes held for seasonal use | 2.4% (−5.4 pts vs Florida) |
| Commercial airport | Orlando International Airport (MCO) |
Zoning, registration and HOA rules decide if a home can rent nightly. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 54.1% |
| Buildings with 5+ units | 29.9% |
| Manufactured homes | 3.1% |
| 2025 loans on 2 to 4 unit properties | 0.58% |
Largest cities and towns in Orange County
Among places with at least 1,000 residents, Horizon West has the highest median value ($562,200) and Pine Hills the lowest ($253,300); Pine Hills shows the best rent to price ratio (7.31% gross).
| Place | Population | Median value | Median rent | Median income |
|---|---|---|---|---|
| Orlando | 319,758 | $394,100 | $1,747 | $72,336 |
| Alafaya | 92,449 | $425,500 | $1,999 | $100,950 |
| Pine Hills | 80,105 | $253,300 | $1,542 | $58,673 |
| Horizon West | 67,416 | $562,200 | $2,464 | $127,335 |
| Four Corners | 65,048 | $351,800 | $1,847 | $72,879 |
| Apopka | 58,232 | $394,900 | $1,969 | $96,884 |
| Ocoee | 49,033 | $406,400 | $1,946 | $98,911 |
| Winter Garden | 47,872 | $476,000 | $1,963 | $106,495 |
| Meadow Woods | 42,852 | $401,000 | $1,906 | $82,744 |
| University (Orange County) | 41,902 | $298,900 | $1,445 | $59,852 |
Census places, including unincorporated communities. Linked places have their own guide.
Compare with neighboring counties
Orange County has the highest home values in its group; Orange County has the weakest rent yield in its group; 6 of its 6 neighbors are cheaper by median value.
| County | Median value | Median rent | Rent yield | Growth since 2020 |
|---|---|---|---|---|
| Orange County | $390,100 | $1,775 | 5.46% | 6.9% |
| Brevard County | $339,600 | $1,556 | 5.5% | 9.5% |
| Lake County | $318,400 | $1,586 | 5.98% | 18.8% |
| 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% |
| 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.
- Orange County Zoning Division. checked 2026-10-29.
- City of Orlando Home Sharing Registration. 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.