Downtown Orlando: homes, schools, parks and commute

Last checked Oct. 9, 2026. Sources: the City of Orlando’s neighborhood boundaries, address points, parks and historic districts open data, Orange County Public Schools’ Find My School zones for 2026-27, the Florida Department of Education’s 2026 school grades, Zillow Research, LYNX, SunRail and OpenStreetMap.

Downtown is the neighborhood the City of Orlando’s own map names the Central Business District: about 357 acres around Orange Avenue, from Colonial Drive south toward Anderson Street, with City Hall at 400 S. Orange Ave. inside it. The streets with the most homes in the city’s address data are Orange Avenue, South Street, Washington Street, Robinson Street, Church Street, Pine Street and Central Boulevard. Most homes here are in apartment and condominium towers, and the city’s address data lists a tower as a single address, so an address count would understate how many people live downtown.

What this means for you

• High school: Edgewater High, graded B by Florida for 2026 (A in 2025).
• Home value: $341,859 in ZIP 32801 in August 2026, according to the Zillow Home Value Index.
• Nearest I-4 exit: Exit 84A/84B, Colonial Drive, about 1.3 miles by road.

Part of our Orlando neighborhoods guide. For the arts, arenas and nightlife, see our guide to downtown Orlando.

Where it is

The district is the city’s core. The city maps the Downtown Historic District inside it, and the whole area sits within the Downtown Development Board and Downtown Community Redevelopment Area boundaries in the city’s land use data. Lake Eola Park is on its east edge, in the city’s South Eola neighborhood, and Thornton Park and Lake Eola Heights are just beyond it. Parramore is to the west, across Interstate 4.

The city’s points of interest inside the district include the Orlando Public Library, 101 E. Central Blvd., the Orange County Courthouse, 76 E. Amelia St., the Dr. Phillips Center for the Performing Arts, 455 S. Orange Ave., the Orange County Regional History Center, 65 E. Central Blvd., and the downtown post office, 51 E. Jefferson St.

ZIP code: 32801 for every residential address.

Schools

Every residential address in the district falls in these zones in Orange County Public Schools’ 2026-27 zone layer:

Grades are from the Florida Department of Education; each school name links to its state report card. Zones follow the street address, not the neighborhood line, so check any address with OCPS’s Find My School tool. More in our schools guide.

Home values

The typical home value in ZIP 32801 was $341,859 in August 2026, down 3.6% from $354,700 in August 2025, according to the Zillow Home Value Index. The index is a modeled typical value for the middle third of homes, single-family homes and condos together, not a sale price, and it covers the whole ZIP code, which also takes in Thornton Park and part of Lake Eola Heights. Zillow’s figure for the city of Orlando was $371,120, down 1.4% on the year. More in our home prices guide.

Parks and trails

From the city’s parks data, inside the district:

• Heritage Square, 65 E. Central Blvd.
• City Commons Plaza, 400 S. Orange Ave., at City Hall
• Kevin R. Tyjeski Park

On its edge:

• Lake Eola Park, 195 N. Rosalind Ave., 46 acres in the city’s data
• Southern Gateway, 125 N. Lucerne Circle, around Lake Lucerne

The Orlando Urban Trail Downtown Loop runs through the district, the city’s bike facilities data shows. More in our parks and trails guide.

Getting around

• Interstate: I-4 Exit 84A/84B, Colonial Drive, about 1.3 miles by road from the middle of the district.
• City Hall: inside the district, about 0.2 miles.
• Airport: about 12.8 miles by road to Orlando International Airport.
• These are distances measured on the OpenStreetMap road network with the OSRM routing engine, not drive times.
• SunRail: Church Street station is about 0.2 miles from the middle of the district and LYNX Central station about 0.6 miles, in a straight line.
• Bus: LYNX’s current schedule data lists 49 stops in the district served by 32 routes, among them the free LYMMO Orange, Lime and Grapefruit lines and Link 11 to the airport. Times are on LYNX’s route pages.

More in our getting around guide.

Groceries and everyday stores

OpenStreetMap lists the Indoor Farmer Market on South Magnolia Avenue inside the district. The nearest supermarket and pharmacy it maps are at the Publix, 400 E. Central Blvd., about 0.3 miles from the middle of the district in a straight line, and there is a Walgreens on Kuhl Avenue, about 0.9 miles.

How we drew this area

This page uses the Central Business District polygon in the City of Orlando’s neighborhood layer. ZIP codes and school zones come from the city’s issued residential address points matched to Orange County Public Schools’ 2026-27 zone layer on Oct. 9, 2026. Store and road data © OpenStreetMap contributors.

Frequently asked questions

What ZIP code is downtown Orlando?

32801. Every residential address in the city’s Central Business District neighborhood is in that ZIP code. Zillow put the typical home value in 32801 at $341,859 in August 2026, down 3.6% on the year.

What schools are downtown Orlando homes zoned for?

Lake Como School, a K-8 school, and Edgewater High School, in Orange County Public Schools’ 2026-27 zone layer. Florida graded both schools B for 2026.

Is there a SunRail station in downtown Orlando?

Yes. Church Street station is inside the district, and LYNX Central station is about half a mile north. SunRail runs on weekdays.

Is downtown Orlando a good place to live?

Here are the facts. Downtown is the city’s 357-acre Central Business District, with City Hall, three small city parks, Lake Eola Park on its east edge, a SunRail station, the free LYMMO buses and 32 LYNX routes. Homes are zoned for Lake Como School and Edgewater High, both graded B in 2026.