Pine Hills today
| Typical value | Typical rent | Gross yield | |
|---|---|---|---|
| Single family house | $275,000 | $2,060 | 9% |
| Condo or townhome (apartment rent) | $94,000 | $1,500 | 19.1% |
What this means
Values in Pine Hills are down 1.5% over the past year, now 8.2% below the Sep 2024 peak.
For a typical house, a year of rent equals 9% of value, above the Florida house figure of 8.1%. Cash flow has more room than the state average.
Rents are area estimates; check comps for the exact house. Sources and method: how these figures are built.
Quick facts
| Pine Hills | vs Orange County | vs Florida | |
|---|---|---|---|
| Population | 80,105 (Census survey) | ||
| Median home value | $253,300 | 35% lower | 29% lower |
| Median gross rent | $1,542 | 13% lower | 8% lower |
| Median household income | $58,673 | 26% lower | 21% lower |
| Gross rent yield | 7.31% | +1.8 pts | +1.7 pts |
| Owner occupied homes | 55.4% | −1.4 pts | −12.2 pts |
| Residents 65 and older | 12.1% | −0.9 pts | −9.2 pts |
| Average commute (minutes) | 30 | 8% higher | 8% higher |
| Homes built 2010 or later | 1.5% | −17.8 pts | −12.7 pts |
| Median property tax paid | $1,567 | 47% lower | 43% lower |
Census survey figures are 2020 to 2024 averages; methods.
Living in Pine Hills
Unincorporated community just west of Orlando, begun in 1953 as one of the city's first suburbs.
As an unincorporated area, Pine Hills follows Orange County rules for zoning, permits and short term rentals.
Known for: Barnett Park; Central Florida Fairgrounds
West Colonial Drive was rebuilt in 2011; more road projects are planned.
Compared with Orange County as a whole, households are larger (3.44 vs 2.72 people); housing is older (1.5% built since 2010 vs 19.3%); the median value of $253,300 is below the county's $390,100 and household incomes are lower ($58,673 vs $79,719).
Among the 150 Florida cities in these guides, Pine Hills ranks 142 for home value, 11 for rent yield and 136 for household income (1 is highest).
If you like the numbers here, also look at Port Charlotte ($269,900, $1,553), Lakeland ($249,400, $1,395), Largo ($229,100, $1,618).
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. Orange County grew 6.9% from 2020 to 2025.
Half the homes are older than 1980. Detached houses dominate (69.9% of homes). Average household size is 3.44.
Fewer newcomers from out of state than the county average (1.9% vs 2.6%).
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $3,610 a year |
With 49% of the stock built before 1980, budget for roof, electrical and plumbing updates. Inspections
Flood, storms and jobs
Flood insurance here follows Orange County, which holds CRS class 5 (25% discount). The Orange County guide covers storms, flood claims and employers; 2.3% of county homes are in high risk flood zones.
Buying a home in Pine Hills
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $541,287 |
| Conforming, one unit | $832,750 |
| Median home value here | $253,300 |
Homes cost 4.3 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 Pine Hills median of $253,300 fits under the $541,287 limit.
Sample FHA payment at $253,300
| Item | Monthly |
|---|---|
| Principal and interest (7.32%, 3.5% down) | $1,708 |
| Property tax (0.62%) | $131 |
| Insurance (county average) | $301 |
| FHA mortgage insurance | $114 |
| Total before HOA or CDD | $2,254 |
| Income needed at a 45% debt ratio | $60,111 a year |
Example, not a quote. Assumptions. Down payment help: Florida Housing.
Investing in Pine Hills
| Rental math at the median | Value |
|---|---|
| Price / rent | $253,300 / $1,542 |
| Estimated net cap rate | 3.6% to 4.5% |
| DSCR at 25% down | 0.89 |
| Down payment for DSCR 1.0 | 37% down |
| Down payment for DSCR 1.25 | 54% down |
Long term rentals
| Pine Hills | vs Orange County | |
|---|---|---|
| Renter occupied homes | 44.6% | +1.4 pts |
| Rental vacancy | 5.7% | −3.6 pts |
| Rent as share of renter income | 37.9% | +3.1 pts |
Short term rentals
Seasonal and vacation homes: 0.4% 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 |
Check the address against local zoning and the HOA documents first. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 69.9% |
| Buildings with 5+ units | 19.4% |
| Manufactured homes | 3.4% |
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.