Avalon Park, Orlando: homes, association fees and what to check before you buy

At a glance

Avalon Park at a glance

Avalon Park sits in east Orange County, east of Alafaya Trail and south of SR 50, with the University of Central Florida to the north. It is outside the City of Orlando, so the county, not the city, handles services like zoning and code enforcement, even though the mail says Orlando.

The community was planned in the mid-1990s around New Urbanism ideas: a series of residential villages ringing a town center, with homes set close to sidewalks and shops within walking distance of many streets. The property owners association describes 240 acres of wetlands, 400 acres of upland preserve and 250 acres of man-made lakes inside the 1,860 acres.

Is Avalon Park a good area to live in?

Avalon Park works well if you want a planned community with a real town center, a range of home types and easy access to the UCF side of the metro. The trade-offs are distance from downtown Orlando, a mandatory property owners association, and a home price that varies widely by village and home type.

Judge it on the specific village: which pool it uses, how far the home is from the town center, and what the association charges. The pros and cons below lay out the rest.

What Avalon Park is known for

Downtown Avalon Park

The developer's site says the town center has more than 150 shops and restaurants, including a food hall, along with an arts and culture center.

Village pools and parks

The association says each neighborhood village has its own pool with a cabana. Parks include Town Park and Tanja King Park, and there are bike trails through the community.

Preserved land and lakes

Around half the acreage is wetlands, upland preserve or lakes, which shapes the views and the drainage around many homes.

Homes and prices in Avalon Park

Zillow does not publish a separate figure for Avalon Park. The closest published number is the 32828 ZIP, where Zillow's typical home value was $467,214 in August 2026, down 1.2% over the year. That ZIP also covers other Alafaya-area subdivisions, so treat it as context, not a price. Our Orlando ZIP code guide shows how 32828 compares with the rest of the city.

Single-family homes

Detached houses make up the villages around the town center. The oldest sections date to the late 1990s, so roof age and HVAC age matter for insurance.

Townhomes

Townhomes give a lower entry price inside the same community. Ask whether a separate townhome association covers exteriors and roofs.

Condos, apartments and live/work units

The developer lists live/work units above storefronts and apartments, and the community also has condominiums. Compare each listing only against sales of the same type, age and village.

Living in Avalon Park

Shops and dining

Most errands can start in Downtown Avalon Park, which is the main difference from nearby subdivisions built around a highway strip.

Parks and recreation

Town Park, Tanja King Park, the village pools and the trail network cover most recreation. Ask whether any amenity carries its own fee.

Schools

Wikipedia lists Avalon Elementary and Avalon Middle among the schools serving the community, with Timber Creek High School as the zoned high school; all three earned an A in the state's 2025-26 grades. School boundaries change, so confirm the assignment for the exact address with Orange County Public Schools. Our Orlando schools guide covers how to do that.

Getting around

This is a driving area. SR 50 runs along the north side and Alafaya Trail to the west, and the Central Florida Expressway toll network is the usual route to downtown and the airport. E-PASS saves up to 50% compared with Pay By Plate.

Costs of owning in Avalon Park

Association dues

The Avalon Park Property Owners Association (APPOA) is managed by Leland Management, with its office at 13401 Tanja King Blvd, and its board meets on the third Tuesday of each month. Neither the association nor the developer publishes assessment amounts publicly, so ask the seller for the current APPOA assessment and any village or sub-association dues, and request an estoppel letter before closing.

Property tax

Because Avalon Park is unincorporated, there is no city millage. Unincorporated Orange County parcels paid about 16.09 to 16.14 mills in 2025, against 18.0878 in the most common City of Orlando code. Check the parcel's tax bill for non-ad valorem assessments, and see our Orange County property tax guide.

Insurance and flood

For homes near lakes or wetland preserve, check the FEMA flood zone and ask about insurance quotes early. Our Florida home inspection checklist lists what to look at.

Pros and cons of Avalon Park

Pro: a working town center

More than 150 shops and restaurants inside the community cut down on driving for daily errands.

Pro: a mix of home types

Condos, townhomes and houses give several price points in one place.

Pro: lower millage than the city

Unincorporated county rates ran about two mills below the common city rate in 2025.

Con: distance from downtown

You are on the far east side, so downtown and the west-side attractions are a longer drive, often on toll roads.

Con: association rules and dues

Architectural guidelines cover paint, fences and landscaping, and fees are not published, so you need documents before you can price a home.

Con: no neighborhood price benchmark

Zillow has no Avalon Park figure, so you need closed sales by village and type to judge value.

For how it compares with other parts of the city, see our Orlando neighborhoods guide.

Common questions

Sources

• Wikipedia: Avalon Park, Florida
• Avalon Park Orlando: community home page
• Leland Management: Avalon Park Property Owners Association
• Avalon Park Group: Avalon Park communities
• Orange County Property Appraiser: 2025 Final Millage Rates
• CFX: Toll Rates
• FEMA: Flood Map Service Center
• Orange County Public Schools: Find My School
• Florida Department of Education: School Grades 2026 (Excel)