Lake Eola Park
Lake Eola Park is the heart of downtown: a walking loop around the lake, swan boats, an amphitheater and a Sunday farmers market. High-rise condos with park and lake views are among the most sought-after downtown homes.
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Downtown Orlando luxury condos & historic homes
High-rise residences overlooking Lake Eola, and brick-street historic homes in Thornton Park, Lake Cherokee, and College Park.
- County
- Orange
- ZIP codes
- 32801 · 32803 · 32804 · 32806
- Known for
- Lake Eola Park
- To Orlando International
- About 20 minutes
Living Downtown
City living, with a lake at the center
Downtown Orlando revolves around Lake Eola Park, with its landmark fountain, swan boats, and walking loop framed by the city skyline. The towers around the lake hold some of the region’s most sought-after condominiums, where residents trade yard work for views and walkability.
The Dr. Phillips Center for the Performing Arts, the Kia Center, and the Church Street dining district are all close by, and SunRail connects downtown to Winter Park and the northern suburbs.
Just beyond the core, historic neighborhoods offer a different kind of luxury: restored homes on brick streets in Thornton Park and Lake Cherokee, and College Park’s lakes and shops along Edgewater Drive.
Considering a downtown condo?
We review each association’s inspections, reserves, and budget before you commit, so you know what you’re buying into.
Start your home searchDowntown’s Luxury Neighborhoods
01
Lake Eola high-rises
Penthouses and full-service condominiums with lake and skyline views, steps from the park.
02
Thornton Park
Brick streets, restored bungalows, and sidewalk cafés on the east side of Lake Eola.
03
Lake Cherokee
A historic district of grand early-1900s homes around a quiet lake, minutes south of downtown.
04
College Park
Lakefront homes and classic bungalows near the shops and restaurants of Edgewater Drive.
Before You Buy
What to know before buying a Florida condo
Florida’s condominium rules have changed significantly in recent years. These are the documents we review for every downtown buyer.
- 01
Milestone inspections
Taller, older buildings require structural inspections. Their status and findings matter.
- 02
Reserve studies
Underfunded reserves can mean higher dues or special assessments after you close.
- 03
Association health
Budgets, insurance, and any pending litigation reveal how well a building is run.
- 04
Building rules
Rental limits, pets, parking, and renovation approvals should fit how you plan to live.
A Closer Look
Downtown living, block by block
Arts, sports and dining
The Dr. Phillips Center for the Performing Arts, the Kia Center and Inter&Co Stadium bring Broadway shows, NBA basketball and soccer within walking distance. Thornton Park, Church Street and the Mills 50 district add restaurants, bars and coffee shops.
Historic neighborhoods
Just south and east of the towers, the Lake Cherokee, Lake Copeland and Delaney Park historic districts offer brick streets and early 20th-century homes. These neighborhoods appeal to buyers who want a house and yard with downtown at the end of the block.
Getting around
SunRail’s Church Street station and LYNX Central Station serve downtown, while I-4 and SR 408 connect to the rest of the region. Many downtown residents walk or bike for daily errands and drive only for longer trips.
Selling in Downtown Orlando
Your Downtown Orlando REALTOR® for selling and buying
Selling a downtown condo now means answering buyers’ questions about milestone inspections, reserves and assessments before they ask. We gather the association documents up front, explain them in your listing, and price against recent sales in your building and its direct competitors.
Questions
Downtown Orlando real estate FAQ
How do Florida’s condo safety laws affect buyers?
Florida now requires milestone structural inspections for older condo buildings three stories or taller, along with structural integrity reserve studies. These can lead to higher dues or special assessments, so we review a building’s inspection status, reserves, and budget before you commit.
Can I buy a single-family home near downtown?
Yes. Thornton Park, Lake Cherokee, and College Park offer historic single-family homes within minutes of the city center, many on or near small lakes.
What should I ask before buying a downtown condo?
Ask for the latest milestone inspection and structural integrity reserve study if required, the reserve balance, any pending special assessments, insurance coverage and rental and pet rules. We request these documents early so there are no surprises late in your contract.
Is parking included with downtown condos?
Most downtown high-rises include one or more assigned spaces, but it varies by building and unit. Guest parking, storage and electric-vehicle charging also vary, so we confirm them in writing.
Why use a downtown Orlando REALTOR® for a condo sale?
Condo sales now hinge on association documents and Florida’s newer condo safety rules. A REALTOR® who knows the downtown buildings can address buyer concerns early and keep your sale from stalling.
Is downtown Orlando a good choice for a second home?
For many buyers, yes — a condo near Lake Eola offers lock-and-leave convenience close to the airport. Check each building’s rental rules carefully if you plan to rent it while you’re away.
Buying or Selling Downtown
Condo due diligence, done by a broker.
Buying a downtown Orlando condo or a historic home near Lake Eola? Get careful due diligence from a licensed broker.