At a glance
| Typical home value | $465,800 (−0.2% in a year, Zillow, Aug 2026) |
|---|---|
| County | Seminole County |
| Location | Northern Seminole County, about 19 miles north of downtown Orlando, with I-4 along the western edge |
| Population | 16,798 (2020 census) |
| Typical home value | $465,757 (Zillow, August 2026), down 0.2% year on year |
| Public schools | Seminole County Public Schools, rated an A district for 2025-2026 |
| Rail | SunRail Lake Mary station, near Lake Mary Boulevard and Country Club Road |
Lake Mary at a glance
Lake Mary is a suburban city in northern Seminole County, about 19 miles north of downtown Orlando. It was incorporated on August 7, 1973, and covers 9.88 square miles, of which 0.80 square miles is water. The population was 16,798 at the 2020 census, up 21.5% from 13,822 in 2010, with 7,132 housing units.
The community grew up in the late 19th century along the railroad between Sanford and Orlando as a citrus settlement, and it was named for Mary Sundell, the wife of the Reverend J. F. Sundell, who settled on the northern shore of the lake.
Is Lake Mary a good place to live?
Lake Mary suits buyers who work in the I-4 office corridor or want a Seminole County address with a SunRail station, and who can pay more than the Orlando citywide price. It is a weaker fit if you need to be close to the south side of the metro, want the lowest possible price, or prefer an urban neighborhood.
Census estimates give a sense of the market: a median household income of $109,173 for 2020 to 2024, and about 62.9% of occupied homes owner-occupied. Weigh that against your own budget and commute, using the pros and cons at the end of this page.
Homes and prices in Lake Mary
Zillow's typical home value figures for August 2026 put Lake Mary between the City of Orlando and Maitland:
| Place | County | Typical home value (Aug 2026) | 1-year change |
|---|---|---|---|
| Lake Mary | Seminole | $465,757 | -0.2% |
| Maitland | Orange | $477,579 | +2.0% |
| City of Orlando | Orange | $371,120 | -1.4% |
A citywide typical value hides a wide spread. Lake Mary includes older lakefront lots, golf and gated subdivisions, townhomes and condos near the office corridor. Ask a local agent for recent closed sales in the specific subdivision you are considering, and read the Orlando housing market page for the metro trend behind these numbers.
At the 7.03% Freddie Mac average for the week of September 24, 2026, principal and interest on Lake Mary's $465,757 typical value with 10% down is about $2,797 a month, before tax, insurance and any HOA dues.
Lake Mary neighborhoods and communities
Heathrow
Just outside the city, Heathrow is a census-designated place in unincorporated Seminole County with 6,806 residents in 2020. It is built around a master-planned, private, gated community of about 2,200 homes founded in 1985 by Jeno Paulucci, plus the Heathrow International Business Center, which holds AAA's national headquarters. See the Orlando gated communities guide.
Downtown Lake Mary and the station area
The SunRail station sits near Lake Mary Boulevard and Country Club Road, about half a mile from downtown Lake Mary, and gives access to the Cross Seminole Trail. Homes nearby trade a short walk to the train for more traffic on the main roads.
The I-4 office corridor
Most of the city's commercial development runs along I-4, where AAA, Deloitte, Mitsubishi Power, Liberty Mutual, Bank of America, Verizon and JPMorgan Chase have operations. Townhomes and condos near the corridor give a lower entry price than detached homes.
Markham Woods to the west
West of the city, the Markham Woods area is served by Markham Woods Middle School. Addresses here may be in unincorporated Seminole County, so check the parcel's taxing authority.
Lakefront homes
Water covers about 0.80 square miles of the city, so some homes have lake frontage. Check the FEMA flood zone and get a flood insurance quote before you offer on a lakefront lot.
Living in Lake Mary
Jobs
Lake Mary is an employment center as well as a suburb. Dixon Ticonderoga is headquartered in the city, and Accesso has its North American headquarters there.
Schools and college
Lake Mary is served by Seminole County Public Schools (SCPS), not Orange County Public Schools. SCPS reports that it remained an A-rated district for 2025-2026. Public schools in and around the city include Lake Mary Elementary, Crystal Lake Elementary, Heathrow Elementary, Greenwood Lakes Middle, Markham Woods Middle and Lake Mary High School.
A Lake Mary mailing address does not guarantee any particular school. Use the SCPS School Zone Search for the exact street address before you make an offer, and confirm with the district if the home sits near a zone boundary. For comparison with Orange County schools, see best schools in Orlando.
Seminole State College operates its Sanford/Lake Mary Campus immediately east of the city.
Parks and trails
The Cross Seminole Trail is reachable from the SunRail station area. Ask the city about parks near the specific home.
History
The Lake Mary Historical Museum preserves documents, photographs and artifacts about the city and surrounding communities.
Costs and taxes in Lake Mary
Property tax
Your tax bill in Lake Mary combines Seminole County, the school board, the City of Lake Mary and other taxing authorities. The seller's current bill is not a good guide to yours, because Florida's homestead exemption can reduce a home's taxable value by as much as $50,000 and the seller's assessed value may be capped well below market.
- Ask the Seminole County Property Appraiser's office for an estimate based on your purchase price, not the seller's bill.
- Check whether the parcel is inside Lake Mary city limits or in unincorporated Seminole County, since a Lake Mary address can sit outside the city.
- Confirm any HOA dues and special assessments in writing.
Our Florida property tax guide explains how exemptions and caps work.
Homeowners insurance
Citizens Property Insurance reported an average homeowners (HO-3) premium of $2,581 in Seminole County in its 2026 filing and recommended a 3.1% cut to $2,500. In Orange County the average was $2,789, with a recommended rise to $2,922.
Sales tax
Seminole County adds a 1% discretionary surtax to Florida's 6% rate, for 7% in total, against 6.5% in Orange County.
Getting to Orlando from Lake Mary
Lake Mary has two practical routes into Orlando. I-4 runs along the city's western edge. SunRail, the commuter rail line, stops at Lake Mary station and continues south through Longwood, Altamonte Springs, Maitland and Winter Park to the downtown Orlando stations.
SunRail fares are set by the number of counties you travel through. A one-way adult ticket is $2.00 for one zone and $3.00 for two, so a Lake Mary to downtown Orlando trip crosses from Seminole into Orange County. Check the current timetable before you plan around the train, because service frequency matters as much as the fare.
- Drive the I-4 route at your real departure time on a weekday.
- Check parking and the walk or ride from the station at both ends.
- If you need to reach the south side of Orlando, look at where the line ends up relative to your office.
Pros and cons of living in Lake Mary
Pro: jobs on the doorstep
The I-4 corridor holds major employers, so some residents avoid the Orlando commute altogether.
Pro: SunRail to downtown
A station half a mile from downtown Lake Mary links to Orlando.
Pro: A-rated school district
Seminole County Public Schools reports an A district rating for 2025-2026; zoning is by address.
Pro: lower average insurance
Citizens' Seminole average HO-3 premium was below Orange County's in its 2026 filing.
Con: higher prices
The typical value is about $95,000 above the City of Orlando's.
Con: distance to south Orlando
The airport, Lake Nona and the attractions are a long drive.
Con: higher sales tax
Seminole's combined rate is 7%, against 6.5% in Orange.
Compare Lake Mary with closer-in options too. Maitland sits further south on the same SunRail line, and the Orlando neighborhoods guide covers areas inside the city. If you are moving from out of state, the Orlando relocation guide lists the practical steps. When you know the areas you want to see, we can introduce you to a local agent who works in Seminole County.
Common questions
What county is Lake Mary, FL in?+
Lake Mary is in Seminole County, in the northern part of the county about 19 miles north of downtown Orlando. That means Seminole County Public Schools, the Seminole County Property Appraiser and Seminole County Tax Collector handle schools, assessments and tax bills, not the Orange County offices that serve the City of Orlando.
How much does a home cost in Lake Mary, FL?+
Zillow's typical home value in Lake Mary was $465,757 in August 2026, down 0.2% from a year earlier. That compares with $371,120 for the City of Orlando and $477,579 for Maitland in the same month. Individual subdivisions vary widely, so ask for recent closed sales in the exact community you are considering.
Can you commute from Lake Mary to Orlando by train?+
Yes. SunRail has a Lake Mary station and runs south through Longwood, Altamonte Springs, Maitland and Winter Park to downtown Orlando. Fares depend on how many counties you travel through: $2.00 one way for one zone and $3.00 for two. Check the current SunRail timetable to see whether train times fit your working hours.
Which schools serve Lake Mary?+
Lake Mary is in Seminole County Public Schools, which reports it kept an A district rating for 2025-2026. Schools in the area include Lake Mary High School, Greenwood Lakes Middle and Markham Woods Middle, plus several elementary schools. Zoning depends on the exact address, so check the SCPS School Zone Search before you buy.
Is Lake Mary, FL a good place to live?+
It suits many buyers who work in the I-4 office corridor or want a Seminole County address with a SunRail station. Zillow's typical home value was $465,757 in August 2026, well above Orlando's $371,120, and Seminole County Public Schools reports an A district rating. The trade-offs are higher prices, a 7% sales tax and a long drive to the south side of the metro.
Is Heathrow part of Lake Mary?+
Not officially. Heathrow is a separate census-designated place in unincorporated Seminole County next to Lake Mary, with 6,806 residents in 2020. It includes a private, gated master-planned community of about 2,200 homes and the Heathrow International Business Center, home to AAA's national headquarters. Check the parcel's taxing authority before you compare tax bills with homes inside Lake Mary.
Sources
- Wikipedia: Lake Mary, Florida
- SunRail: Stations
- SunRail: Fares
- Seminole County Public Schools: home page and School Zone Search
- Florida Department of Revenue: Property tax exemptions
- Zillow Research: Zillow Home Value Index (August 2026)
- Citizens Property Insurance: 2026 Recommended Rate Filing Executive Summary
- Freddie Mac: Primary Mortgage Market Survey
- Wikipedia: Heathrow, Florida
- Florida Department of Revenue: Discretionary sales surtax rates (DR-15DSS)
- FEMA: Flood Map Service Center
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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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