Relocating to Orlando: Central Florida Relocation Guide
Finding a house is not the hard part of moving to Orlando. The hard part is choosing the right side of town from a thousand miles away, when every portal photo looks sunny and every listing says "minutes to everything."
This guide gives you what the listings leave out: what homes actually closed for last month in each county, how Florida property tax really works once you own, and where the four counties around Orlando differ. Then, if you want it, a relocation plan built around your job, your budget and your timeline.
Get a free Orlando relocation plan
Tell Brenden where you are moving from, when, and roughly what you want to spend. He will send back the two or three areas that fit, what that budget buys in each, and how to shop from where you live now. No cost, no obligation.
Rather talk it through? Call 407-616-9019.
Moving from a specific state?
Side-by-side property tax, income tax and home value comparisons for where you live now.
What homes actually sold for last month
Asking prices tell you what sellers hope for. Closed sales tell you what buyers paid. These are every residential closing in Stellar MLS for August 2026.
| County | Median sale price | Closed sales | Median days on market | Sale price vs list |
|---|---|---|---|---|
| Orange | $425,000 | 1,367 | 34 | 97.4% |
| Seminole | $420,000 | 495 | 28 | 97.6% |
| Lake | $375,000 | 686 | 44 | 97.8% |
| Volusia | $340,000 | 715 | 47 | 97.0% |
Source: Stellar MLS via Bridge RESO API, StandardStatus Closed, PropertyType Residential, closings in August 2026, pulled 2026-09-08. Stellar Residential property type, which covers single-family homes, condos, townhomes and other residential listings.
Want the week-by-week picture? The Central Florida housing market report and the buyer leverage index are updated from the same MLS data.
Choosing a county: the four around Orlando
Orange County: Orlando itself
The most homes for sale of the four, 5,665 active listings on the Orange County page on 2026-09-16, from downtown Orlando condos out to Horizon West and Lake Nona. If your job is in Orlando, this is where your commute is shortest, and it had the highest median of the four in August 2026: $425,000.
Honest local guides: Orlando, Winter Park, Winter Garden, Apopka
Seminole County: north of Orlando
Smaller than Orange, with suburbs like Lake Mary, Oviedo and Winter Springs and the city of Sanford on Lake Monroe. Homes sold fastest here in August 2026, at a 28-day median, and the median price sat close to Orange at $420,000.
Lake County: west, with more house for the money
Clermont and Minneola sit closest to west Orlando, while Leesburg, Mount Dora and Tavares sit farther out and trade a longer commute for a smaller-town pace. August 2026 median: $375,000.
Volusia County: the Atlantic side
The only one of the four on the ocean, from Daytona Beach and New Smyrna Beach to inland DeLand and Deltona, which sit closer to Orlando. The lowest median of the four in August 2026 at $340,000, with homes taking longer to sell at 47 days.
Honest local guides: Deltona, DeLand, Daytona Beach
What owning in Florida really costs
No state income tax, but property tax is real
Florida does not tax individual income. Your county, city and school district do tax your home, so compare total yearly housing cost, not just the sticker price.
Homestead protects a primary residence
You must own the home and make it your permanent residence by January 1 to qualify for that tax year, then apply with the county property appraiser by March 1. Close in the middle of the year and your first homestead year is the next one. The first $25,000 of assessed value is exempt from all property taxes, and assessed value above $50,000 gets a second exemption from non-school taxes, up to $26,411 for 2026. From the next year on, Save Our Homes caps increases in assessed value at 3% or the change in CPI, whichever is lower.
Sources: Florida Department of Revenue, additional homestead exemption adjustment (revised January 2026); Florida Department of Revenue, homestead exemption (PT-113); Florida Constitution, Article VII.
Insurance: better than the headlines you remember
The Florida Office of Insurance Regulation reported in July 2026 that average premiums including wind fell in 51 of 67 Florida counties, and 21 new insurers have been approved since the 2022 and 2023 reforms. The price on a specific house still depends on roof age and wind mitigation features, so get a quote before you are under contract, not after. An approved rate cut lets an insurer charge less; it does not set your bill, and relief has reached single-family owners far more than older condo and coastal owners. If you are shopping the beach side of Volusia, quote early.
Source: Florida Office of Insurance Regulation, July 2026 report on the property insurance market.
Ask about HOA and CDD fees
Many newer Central Florida communities carry both an HOA fee and a Community Development District assessment on the tax bill. Two homes at the same price can carry very different monthly costs. Always ask for both before you compare.
Run your own numbers with the Central Florida mortgage and affordability calculator.
Buying before you move
Most relocating buyers do not fly down for every showing. A plan that works:
1. Narrow to two or three areas first. Your commute, school zones and budget cut the map down faster than scrolling listings.
2. Get pre-approved where you live now. A pre-approval letter makes an offer from out of state credible to a Florida seller.
3. Tour by live video, then visit once. See the finalists on a video walkthrough, then make one trip for the two or three that survive.
4. Let the inspector and your agent be your eyes. Inspection, appraisal and final walkthrough can happen while you are still packing.
5. Ask the title company about remote signing early. Many closings can be signed without being in the room, depending on your lender.
Budgeting the whole move? Read the real costs of moving from New York to Orlando, and see the buyer closing cost certificate.
Questions relocating buyers ask
Does Florida have a state income tax?
No. Article VII, Section 5 of the Florida Constitution bars a state tax on the income of individuals. You still pay federal income tax, and Florida homeowners pay county, city and school property taxes.
How does the Florida homestead exemption work?
If you own the home and make it your permanent residence by January 1, the first $25,000 of assessed value is exempt from all property taxes that year, and a second exemption applies to assessed value above $50,000 for non-school taxes. For 2026 the Florida Department of Revenue sets that second exemption at up to $26,411. You apply with the county property appraiser by March 1. After that, Save Our Homes limits yearly increases in assessed value to 3% or the change in CPI, whichever is lower.
What do homes cost in the Orlando area?
In August 2026 the median closed residential sale price was $425,000 in Orange County, $420,000 in Seminole, $375,000 in Lake and $340,000 in Volusia, based on 3,263 closed sales in Stellar MLS. The four-county median was $390,000.
Can I buy a home in Orlando before I move?
Yes. Many out-of-state buyers tour by live video, have an inspector and their agent on site, and sign closing documents remotely. Ask your title company early which documents can be signed remotely for your loan.
Is homeowners insurance still a problem in Florida?
It is improving. The Florida Office of Insurance Regulation reported in July 2026 that average premiums including wind fell in 51 of Florida's 67 counties, and 21 new companies have been approved to write residential property insurance since the 2022 and 2023 reforms. Get a quote on the specific home before you commit, because roof age and wind mitigation features move the price.
Which county near Orlando should I live in?
It depends on where you will work, your budget and whether you want the coast. Orange County holds Orlando itself and the most inventory. Seminole County sits north of Orlando with a median near Orange's. Lake County to the west had a lower median, $375,000, with much of its inventory around Clermont. Volusia County reaches the Atlantic coast and had the lowest median of the four in August 2026.
Pick the right side of town before you pack
Send your moving details and get the two or three areas that fit, with what your budget buys in each.
Call 407-616-9019The Homes In Orlando Team | Brenden Rendo, REALTOR® | NextHome Neighborhood Realty | 407-616-9019 | brenden@homesinorlando.forsale