At a glance
| Typical home value | $302,700 (−1.4% in a year, Zillow, Aug 2026) |
|---|---|
| County | Polk County |
| Typical home value | $302,746 (Zillow, August 2026, down 1.4%) |
| Population | 15,616 at the 2020 Census; the city now reports 21,759 residents |
| Main roads | I-4, US 92 and the Polk Parkway (SR 570) |
| ZIP code | 33823 (about 34.9 square miles; 33,733 residents in 2020) |
| Utilities | City of Auburndale water, sewer and utility billing |
| Schools | Polk County Public Schools, including Auburndale High School |
Auburndale at a glance
Auburndale sits in central Polk County, east of Lakeland, with I-4, US 92 and the Polk Parkway (SR 570) running through or beside it. Two CSX rail lines cross the area, but Amtrak does not stop in Auburndale. The city describes itself as having 10 community parks, including Lake Ariana Park, along with a tennis center and community center.
The town was founded in 1880 as Sanatoria and renamed Auburndale when the railroad arrived, at the suggestion of settlers from Auburndale, Massachusetts.
The Auburndale ZIP, 33823, is much bigger than the city itself. It covers about 34.9 square miles and had 33,733 residents in 2020, more than twice the city's 2020 count of 15,616. So an Auburndale address may be inside city limits or in unincorporated Polk County, which affects your tax rate and utility provider.
Is Auburndale a good place to live?
For buyers who want a smaller Polk County city with I-4 and Polk Parkway access and prices a little below Lakeland, Auburndale is worth a look. Zillow's typical value was $302,746 in August 2026, about $7,200 under Lakeland, and several builders are selling new homes there, including townhomes listed from $245,990.
The trade-offs: the city is small (15,616 residents at the 2020 Census, which the city now puts at 21,759), so you will drive to Lakeland or Winter Haven for many shops, jobs and services, and fast growth means new subdivisions, construction traffic and CDDs are common. Check city or county status for every parcel.
Homes and prices in Auburndale
Zillow's typical Auburndale home value was $302,746 in August 2026, down 1.4% on the year. That is about $7,200 below Lakeland's $309,954, and well below Lakeland's south-side ZIPs such as 33813 ($369,661). The 33823 ZIP is mostly owner-occupied (about 75%) and about 70% of housing units are single-family.
At the Freddie Mac average of 7.03% (week of September 24, 2026), principal and interest on $302,746 is about $1,818 a month with 10% down and $1,616 with 20% down, before tax, insurance and any HOA or CDD charge.
New construction is a large part of the market; the communities below show September 2026 builder pricing. Compare them with the options in our Lakeland new construction guide.
Neighborhoods and new-home communities in Auburndale
Prices below are NewHomeSource and builder listings from September 2026, all in ZIP 33823. They are starting points before lot premiums and options.
Bellaviva and Bellaviva at Lake Mattie
Ryan Homes listed Bellaviva from $345,990 (about 1,900 to 3,136 square feet, 3 to 4 bedrooms), and Highland Homes listed Bellaviva at Lake Mattie from $340,900 to $444,900 (about 1,715 to 2,540 square feet).
Lake Mattie Preserve
Ryan Homes sells three product lines here: townhomes from $245,990 (about 1,687 square feet), single-family homes from $307,990 and larger Estates homes from $352,990 with 4 to 5 bedrooms.
The Reserve at Van Oaks
Meritage Homes listed plans from $300,000 to $346,050, with 3 to 4 bedrooms and about 1,491 to 1,988 square feet.
Lake Juliana Estates
Adams Homes listed homes from $382,409 to $555,526, about 1,820 to 3,000 square feet.
Otter Woods Estates and Summerlake Estates
Highland Homes, which is based in Lakeland, also lists these Auburndale communities. Ask for current pricing and fees.
Established in-town streets
Older homes near downtown and the city's lakes make up the resale market. Compare them on roof age, systems and lot size, and confirm city water and sewer.
Living in Auburndale
Parks and lakes
Water covers about 44% of the city's 9.3 square miles. The city lists 10 community parks, including Lake Ariana Park (open dawn to dusk), plus a tennis center and community center.
Schools and library
Polk County Public Schools runs the public schools, including Auburndale High School and Stambaugh Middle School, and Berkley is a charter option. The Auburndale Public Library at 100 West Bridgers Avenue belongs to the Polk County Library Cooperative. Use the district's Zone Finder for the exact address.
Transit and airports
Winter Haven Area Transit's routes 12 and 50 serve Auburndale. Two airports in Winter Haven, east of the city, serve the area: Winter Haven Regional Airport and Jack Browns Seaplane Base.
City services
Inside city limits, the city provides water, wastewater and curbside sanitation. Addresses in unincorporated Polk County use Polk County Solid Waste and Recycling for trash.
Costs and taxes in Auburndale
Property tax
City parcels pay Auburndale millage on top of county and school taxes; county parcels do not. File for the homestead exemption, worth up to $50,000 off taxable value, with the Polk County Property Appraiser by March 1 if it will be your permanent home. See Polk County property tax.
CDD and HOA
Many new communities carry CDD assessments and HOA dues. Ask the builder for the figures on your lot and read the tax bill.
Utilities
For city water and wastewater, contact the Auburndale Public Utilities Billing Department at (863) 965-5500, which collects deposits and tap fees.
Insurance and flood
With so much water in the city, check the FEMA Flood Map Service Center for lakefront and low-lying lots and get a quote during inspection.
Getting to Lakeland from Auburndale
Auburndale's main advantage is road access. I-4 and the Polk Parkway connect it to Lakeland, and I-4 continues west to Tampa and east toward Orlando. US 92 is the local route into Lakeland and Winter Haven.
We do not quote drive times, because they change with traffic, construction and the part of town you live in. Drive your actual route at your actual commute times before you commit, and check where the nearest I-4 or Polk Parkway interchange is from the specific home.
US 92 is the local route west into Lakeland and east to Lake Alfred; SR 544 (Havendale Boulevard) runs to Winter Haven; and SR 559 leads to Polk City and I-4. The Polk Parkway is a toll road.
Pros and cons of Auburndale, and how it compares with Lakeland
Pros
- Typical values slightly below Lakeland.
- I-4, the Polk Parkway and US 92 all nearby.
- Many new-home options, including townhomes from $245,990.
- A lake-filled city with 10 community parks.
Cons
- A small city: many jobs, shops and services are in Lakeland or Winter Haven.
- CDDs and HOA dues are common in new communities.
- No Amtrak stop, and limited bus service.
Auburndale suits buyers who want a smaller city with Lakeland's job base and I-4 nearby, and slightly lower typical prices. Lakeland offers more neighborhoods, historic districts, colleges and an Amtrak station. Read is Lakeland a good place to live, browse Lakeland neighborhoods or see the Lakeland housing market for comparison.
What to check before you buy in Auburndale
- City or county. Check the parcel on the Polk County Property Appraiser site. City parcels pay city millage and generally get city water and sewer; county parcels may have different providers or a private well and septic. See Polk County property tax.
- CDD and HOA. Newer subdivisions may carry CDD assessments. Read the current tax bill.
- Schools. Use the Polk County Public Schools School Zone Search for the exact address.
- Flood zone. Check the flood map and drainage, especially for lakefront or low-lying lots.
- Insurance. Get a quote during your inspection period, especially for older roofs.
Common questions
Is Auburndale, FL cheaper than Lakeland?+
Slightly. Zillow's typical Auburndale home value was $302,746 in August 2026, compared with $309,954 in Lakeland, a gap of about $7,200. Both fell over the year, by 1.4% and 1.3%. Compare specific homes on total monthly cost, including tax, insurance and any HOA or CDD.
What county is Auburndale, FL in?+
Auburndale is in Polk County, in the Lakeland metro area. It sits east of Lakeland with access to I-4, US 92 and the Polk Parkway. Public schools are run by Polk County Public Schools, and the city provides water and sewer service to properties within its service area.
What is the population of Auburndale, FL?+
Auburndale had 15,616 residents at the 2020 Census. The city's website now cites 21,759 residents. The 33823 ZIP code, which includes surrounding unincorporated areas, had 33,733 residents in 2020. The city grew by several thousand residents after 2020, so check how new subdivisions near a home may change traffic and services.
Are there new construction homes in Auburndale?+
Yes. Highland Homes, which is based in Lakeland, lists Auburndale communities including Bellaviva, Otter Woods Estates and Summerlake Estates. Ask each builder about current pricing, CDD and HOA fees, and incentives, and compare them with resale homes nearby. Ask each builder for an estimate of the first full tax bill on the specific lot.
Is Auburndale, FL a good place to live?+
It depends on what you need. Auburndale offers typical home values slightly below Lakeland, $302,746 in August 2026, quick access to I-4 and the Polk Parkway, city water and sewer, and many new communities. It is a small city, so expect to drive to Lakeland or Winter Haven for many jobs and services.
How much are new homes in Auburndale?+
In September 2026, builder and NewHomeSource listings in ZIP 33823 started at $245,990 for Ryan Homes townhomes at Lake Mattie Preserve, about $300,000 for Meritage Homes at The Reserve at Van Oaks and about $340,900 to $345,990 at Bellaviva. Lot premiums, options, CDD and HOA fees add to the cost.
Sources
- Zillow Research: Home Value Index, August 2026
- City of Auburndale: official website
- Wikipedia: Auburndale, Florida
- Zip-Codes.com: ZIP Code 33823 profile
- Highland Homes: communities
- Freddie Mac: Primary Mortgage Market Survey, September 24, 2026
- Polk County Public Schools: School Zone Search
- NewHomeSource: New home communities in Auburndale, FL (September 2026 listings)
- Polk County Property Appraiser
- Florida Statutes 196.011: Annual application for exemption (March 1)
- Florida Department of Revenue: Property tax exemptions
- FEMA Flood Map Service Center
- City of Auburndale: Utility billing
- City of Auburndale: Sanitation
- City of Auburndale: Lake Ariana Park
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Antonio Roberts
Antonio Roberts has spent five years helping more than 500 Florida buyers and sellers choose the right real estate agent. He is not a real estate agent himself: he researches what matters in a Florida move and connects people with licensed local agents, free of charge.
Reviewed by a licensed Florida real estate agent. Before publication, this guide was checked for accuracy by a licensed Florida real estate agent on our team. It is general information, not legal, tax or financial advice.
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