Orlando, Florida
Florida publishes the owner of every Orlando parcel and the price of every sale, read off the deed's documentary stamps, in a free state download — and the 2026 roll shows a city whose most valuable ground is the airport the City owns and the Aviation Authority runs.
13 buildings · 13 with an owner established · 33 sources · 8 tier B · 5 tier A · prepared 2026-10-14
Can you find out who owns it?
Florida records deeds rather than registering title, and its public-records law makes the result unusually open. The Orange County Property Appraiser keeps the roll for the whole county, including the City of Orlando: owner name and mailing address, land and building value, and recent sales. The state Department of Revenue republishes that roll free as downloadable files, and each sale carries 'the sale price indicated by documentary stamps on the deed' — Florida taxes deeds at 70 cents per $100 of consideration, so the price is effectively public. The limits are entity opacity (the roll names an LLC, cut to 30 characters) and owners whose records s. 119.071 exempts from disclosure.
Is ownership public?An open dataset names the owner
Cost of one title searchOwner of record free (Property Appraiser search; state NAL file). Clerk copies of recorded instruments $1.00 per page, certification $2.00 per page (s. 28.24, F.S.)
Bulk ownership dataFlorida DOR Property Tax Oversight — 'Orange 58 Final NAL 2026' (35.7 MB zip, 494,750 parcels countywide, owner name and mailing address) and 'Orange 58 Final SDF 2026' (sales Jan 2025–Sep 2026), free unauthenticated download, posted 2 Oct 2026 — the initial final roll, before Value Adjustment Board changes
Sale pricesEvery sale, with its address
Sites that forbid taking their data
- www.orlandocitysc.com / www.mlssoccer.com — “MLS Terms of Service (linked from the club's site): content may be downloaded 'for your personal, noncommercial use only'; s. 5.2 bars 'spidering, screen scraping, database scraping' and using bots 'to harvest or otherwise collect information from the Services to be used for any commercial purpose'.”
1
The marquee buildings
The towers that set the tone of the core, and who holds them. A price is the price a document states, on the date it states — not an estimate of what the building is worth now.
| Building | Use | Owner | Owner type | Last price paid |
|---|---|---|---|---|
| Orlando International Airport (MCO) 10200 Jeff Fuqua Boulevard, Orlando 10.4M sq ft building area; 10,180 acres (roll, main parcel) |
Civic | City of Orlando (operated by the Greater Orlando Aviation Authority) 100% Parcel 032430000000002; the roll's owner is 'City of Orlando/GOAA', mailing address One Jeff Fuqua Blvd. 2026 just value $6,314,003,610, exempt — the most valuable parcel in Orange County, about 7% of all value in the City. A GOAA ground lease filed with the SEC defines the airport as 'owned by the City of Orlando and operated by the Authority', which controls it under an Operation and Use Agreement with the City dated 27 Sep 1976, and calls GOAA 'an agency of the City of Orlando … existing as an independent special district'. In all, 457 City parcels stand as City of Orlando/GOAA, $9.05B of value; many are taxed tenant leaseholds. |
Government | —B |
| Dr. Phillips Center for the Performing Arts 445 S Magnolia Avenue, Orlando 334,546 sq ft building area; 2.99 acres (roll) |
Civic | City of Orlando 100% Parcel 352229555001000, built 2015; owner of record City of Orlando, care of City Hall, 400 S Orange Ave. 2026 just value $486,653,089, exempt — the most valuable City-held parcel apart from the airport. Wikipedia's infobox gives the City as owner and a cost of $613 million (not a deed price). No sale is on the Jan 2025–Sep 2026 sales file. The non-profit that runs the centre was not researched. |
Government | —A |
| Kia Center (formerly Amway Center) 400 W Church Street, Orlando 628,918 sq ft building area; 7.75 acres (roll) |
Civic | City of Orlando 100% Parcel 262229630501000, built 2010; owner of record City of Orlando; 2026 just value $375,544,296, exempt. Wikipedia names the City as owner and Orlando Venues (the City's venues department) as operator; the arena opened 1 Oct 2010 as Amway Center at a cost it gives as $480 million. No sale on the 2025–26 file. |
Government | —B |
| Camping World Stadium (formerly the Citrus Bowl) 1610 W Church Street, Orlando 970,399 sq ft building area; 19.88 acres (roll) |
Civic | City of Orlando 100% Parcel 272229134900010; owner of record City of Orlando; 2026 just value $175,929,305, exempt. Wikipedia gives the City as owner and Orlando Venues as operator, opened 1936, with renovations of $38 million (1989) and $207 million (2014). The City's road-closure notices run under the heading 'Camping World Stadium Reimagining'; the cost and funding of that project were not established from a document opened. |
Government | —B |
| 200 South Orange (formerly SunTrust Center) 200 S Orange Avenue, Orlando 1,101,169 sq ft building area incl. garage; 4.52 acres (roll) · 35 floors |
Office | Piedmont Realty Trust (Piedmont 200 and 250 South Orange …) 100% Parcel 262229002700050, built 1988; roll owner 'Piedmont 200 and 250 South Ora…' (cut at 30 characters), PO Box 20197, Atlanta. 2026 just value $110,147,385 — the most valuable office parcel in the City. Piedmont's FY2025 10-K Schedule III lists '200 South Orange Avenue', Orlando, 100% owned, built 1988, acquired 4 Nov 2015, at a gross carrying amount of $209.7M (a book figure, not a price). Wikipedia: 441 ft and 35 storeys, the tallest multi-storey building in Orlando, renamed after SunTrust moved out in 2020. No transfer on the 2025–26 file. |
REIT | —B |
| Bank of America Center 390 N Orange Avenue, Orlando 476,579 sq ft building area; 2.92 acres (roll) · 28 floors |
Office | SWVP Orlando Office LLC 100% Parcel 262229226300020, built 1988; owner of record SWVP Orlando Office LLC, mailing address in the building. The same LLC holds the other two towers Cousins sold in that package — 255 S Orange Ave (One Orlando Centre, $34.3M) and 800 N Magnolia Ave (Citrus Center, $47.0M) — so the roll and Cousins' disposition table agree. The buyer is not named in Cousins' filing; the LLC name is from the roll. 2026 just value $57,267,446; the three towers together carry $138.6M, about two-thirds of the 2017 package price. No transfer on the 2025–26 file; the Comptroller's records, which would show any foreclosure, were not reachable. |
Private company | $208,100,000 (three-building package) 2017-Q4 Cousins Properties' gross sales price for Bank of America Center, One Orlando Centre and Citrus Center together; no per-building price was stated B |
| Inter.co Stadium (Orlando City SC; formerly Exploria and Inter&Co Stadium) 655 W Church Street, Orlando 338,475 sq ft building area; 10.55 acres (roll) |
Civic | Orlando Soccer Stadium Land Co… 100% Parcel 262229629101000, built 2017; roll owner 'Orlando Soccer Stadium Land Co' (cut at 30 characters), mailing address 722 W Central Blvd. Unlike the City's arena and stadium it is fully taxable: 2026 just value $100,278,780. Wikipedia gives Orlando City SC as owner and operator, opened 24 Feb 2017 at a cost of $155 million. No document opened ties the LLC to the club's present owners, so the roll's entity is the owner given; no sale on the 2025–26 file. |
Private company | —B |
| AdventHealth Orlando 601 E Rollins Street, Orlando 1,954,185 sq ft building area; 57.25 acres (roll, main parcel) |
Institutional | Adventist Health System/Sunbelt, Inc. 100% Parcel 132229278001000, built 1962; roll owner 'Adventist Health System/Sunbel…', 601 E Rollins St. 2026 just value $989,078,716, exempt — the most valuable non-airport parcel in the City. Across the City the same owner holds 150 parcels worth $1.72B ($121.8M of it taxable), including office and medical buildings at 265 E Rollins St (built 2022, $81.5M) and 2415 N Orange Ave ($74.4M). |
Institution | —A |
| Orlando Health Orlando Regional Medical Center 1414 Kuhl Avenue / 1400 S Orange Avenue, Orlando 1,292,718 sq ft building area; 10.76 acres (roll, main parcel) |
Institutional | Orlando Health, Inc. 100% Main parcel 352229638901000 (1400 S Orange Ave), owner Orlando Health Inc, 1414 Kuhl Ave; 2026 just value $444,530,596, exempt. Further campus parcels at 83 W Miller St ($309.7M, built 2006) and 92 W Miller St ($131.5M). In all Orlando Health holds 78 City parcels worth $1.45B. |
Institution | —A |
| Universal Orlando Resort (City portion) Universal Blvd / Hollywood Way / Adventure Way, Orlando 30 City parcels, 790 acres (roll) |
Mixed use | Universal City Development Partners, Ltd. (Comcast) 100% of the parcels in its name Contrary to the usual picture, most of Universal's assessed resort lies inside the City: 30 parcels coded to the City stand in the name Universal City Development Partners (care of 1000 Universal Studios Plaza), $3.48B of 2026 value, largely taxable — the largest at 5900 Universal Blvd ($456.6M), 6300 Hollywood Way ($376.7M) and 6550 Adventure Way ($335.9M). A further 37 parcels ($1.83B) are in unincorporated Orange County, the largest 4700 W Sand Lake Rd ($836.2M, built 2025). Comcast's Exhibit 21 lists Universal City Development Partners, Ltd. (Florida) as a subsidiary; its 10-K says it owns only a noncontrolling interest in the on-site hotels. |
Public company | —B |
| Lake Nona Medical City Veterans Way / Nemours Pkwy / Lake Nona Blvd, Orlando 32827 about 4.2M sq ft building area across the four anchor parcels (roll) |
Institutional | Split: United States (VA), Nemours Foundation, University of Central Florida; surrounding land Lake Nona Land Co LLC and affiliates (Tavistock) The medical city's anchors are institutional owners on the roll: the United States at 13800 Veterans Way ($1.05B, built 2015, 65.9 acres — the VA medical centre), the Nemours Foundation at 6535 Nemours Pkwy ($438.5M), and UCF at 6900 and 6700 Lake Nona Blvd ($133.5M and $108.8M). The land around them is held by companies sharing Tavistock's address, 6900 Tavistock Lakes Blvd: 649 City parcels, $1.13B, about 5,760 acres (e.g. Lake Nona Land Co LLC, TDCP LLC, Lake Nona Laureate Park LLC, LNT Office V LLC). Tavistock Development's own site calls Lake Nona 'an innovative 17-square-mile community in the City of Orlando'. |
Government | —B |
| Creative Village / UCF Downtown 500 W Livingston Street, Orlando 267,304 sq ft building area; 6.86 acres (roll, UCF parcel) |
Institutional | Split: University of Central Florida; Creative Village Parcel T Owner … UCF holds 500 W Livingston St in its own name ($79.6M, exempt). Next to it, an office building at 515 W Amelia St (built 2021, 375,997 sq ft) stands in the name 'Creative Village Parcel T Owne…' with a St Louis mailing address ($60.5M, taxable); apartment parcels stand in Beacon at Creative Village and MCREF III Creative Village names. Nine parcels in 'Creative Village' names carry $129.2M of value. The master developer and the land agreements with the City were not established from a document opened. |
Government | —A |
| Orlando City Hall and CNL Center at City Commons 400, 420 and 450 S Orange Avenue, Orlando City Hall 225,380 sq ft; CNL Center I 332,593 sq ft; CNL Center II 271,384 sq ft building area (roll) |
Mixed use | Split: City of Orlando (City Hall); Piedmont-CNL Towers Orlando, LLC (CNL Center I and II) Three units of one plat: City Hall (400 S Orange, built 1991) in the City's name at $53.3M exempt; CNL Center I (450 S Orange, 1999, $46.7M) and II (420 S Orange, 2006, $37.2M) in the name 'Piedmont-CNL Towers Orlando Ow…'. Piedmont's FY2025 10-K says the joint venture Piedmont-CNL Towers Orlando, LLC owns CNL Center I and II, which Schedule III shows 99% owned and acquired 1 Aug 2016. |
Government | —A |
2
The core land
The most valuable ground in the city, and what the public record says about it.
The City of Orlando is one of fourteen tax-district families on the Orange County roll; this research takes the parcels whose taxing-authority code begins 'ORL' (with ORG for unincorporated Orange County and APK, WP, WG, OCO, MTL and others for the county's smaller cities). Figures are 2026 just (market) values from the state's copy of the 2026 roll as first certified (Florida DOR 'Final' files, posted 2 Oct 2026, before Value Adjustment Board changes), summed by this research. The city's most valuable ground is public — the airport, the arts centre, the arena — and its most valuable private ground is Universal's resort, not downtown.
Highest-valued parcel in the City$6,314,003,610
Orlando International Airport, 10200 Jeff Fuqua Blvd — roll owner City of Orlando/GOAA, 10,180 acres, exempt; the most valuable parcel in Orange County. Highest taxable: 5900 Universal Blvd, Universal City Development Partners, $456.6M. Highest outside the resort district: 4200 Conroy Rd, a regional shopping centre (DOR use code 015) in the name Forbes Taubman Orlando LLC, $349.1M just value ($322.5M taxable). Florida DOR NAL, Orange 2026 final.
All real property in the City of Orlando$88.02 billion
102,583 parcels coded ORL, 2026 just value; $55.37B taxable for non-school levies. Whole county: 494,750 parcels, $338.57B. Florida DOR NAL, Orange 2026 final (posted 2 Oct 2026).
Downtown office core$1.31 billion
208 parcels in ZIP 32801 in the Property Appraiser's downtown-office neighbourhood 97050100 — 200 South Orange, Bank of America Center, the CNL towers, 300 S Orange and the rest: 11.5M sq ft of building area. The downtown apartment neighbourhood (95040600) is worth more: 64 parcels, $1.54B. 2026 roll.
Downtown land benchmark$180–$365 per sq ft
Roll land value on the costliest downtown (32801) parcels over 10,000 sq ft: 55 W Church St $365.42, 101 Lake Ave $285.83, 325 S Orange Ave (hotel) $240.34, 322 E Jackson St $211.00, 37 N Orange Ave $181.82 — with an outlier at 189 S Orange Ave, a vacant commercial parcel at $908.15. For comparison, 200 S Orange carries land at about $115 and Kia Center about $51; the median over 648 such downtown parcels is $32. 2026 roll.
Recorded arm's-length sales, 2025$3.49 billion
4,650 transfers of City parcels the Property Appraiser qualified as arm's length (codes 01, 02 and 05; multi-parcel sales counted once), from the Sale Data File; prices are those 'indicated by documentary stamps on the deed'. Countywide: 20,884 transfers, $15.21B. Largest City sales Jan 2025–Sep 2026 include a $100,000,000 multi-parcel sale at 5725 Major Blvd (Feb 2026, to UAG Realty LLC) and $84,843,000 for apartments at 8810 Albury Dr (May 2025, recorded to fractional tenant-in-common owners). A $110,000,000 transfer of 3827 W D Judge Dr to an RREEF entity (Nov 2025) was coded 43, an allocated price within a portfolio deal.
Largest distressed transfer, 2025–26$24,426,000
7050 S Kirkman Rd, a vacant commercial parcel of 8.9 acres, sold Jul 2025 to AHRL 25 Core LLC (Nashville address), coded 38 — 'transfer that was forced or under duress; transfer that was to prevent foreclosure'. Among City non-residential parcels only two other 2025–26 transfers coded 12 or 38 exceeded $2M ($4.8M to a credit union at 6020 New Hope Rd; $2.7M at 26 Wall St). None of the downtown office towers changed hands on the file.
3
Who owns the town
At this scale the significant owner is rarely a trust or a fund: it is one or two local holding companies, a family in its second or third generation, and often the land around the town rather than the buildings in it.
Orlando's largest landholder is the City itself, and most of that is the airport: the City holds title to Orlando International and the Aviation Authority runs it, so the roll writes the owner as 'City of Orlando/GOAA'. Next come the Tavistock companies that are building out Lake Nona, then the public institutions — schools, county, universities, hospitals. Acres are each parcel's land square footage on the 2026 roll ÷ 43,560; where tenant and leasehold sub-parcels repeat their parent's land area (as at the airport and in Lake Nona) the repeated area is counted once. Every spelling of an owner's name is grouped; family trusts and individuals are left out. 'City' means parcels the Property Appraiser codes to the ORL tax districts (see unverified).
| Name | Type | 2026 roll, City of Orlando |
|---|---|---|
| City of Orlando / Greater Orlando Aviation Authority All in the form 'City of Orlando/GOAA'; $9.05B of 2026 just value, $767.8M of it taxable (taxed leaseholds: many of these parcels mail to tenants' addresses — one to 2702 Love Field Dr, Dallas, six to Universal's 1000 Universal Studios Plaza). The main airport parcel is 10,180 acres at $6.31B. A GOAA lease filed with the SEC states the airport is owned by the City and operated by the Authority. |
Government | 457 parcels, about 12,240 acresB |
| City of Orlando (general government) In the City's own name, mailing to City Hall (400 S Orange Ave) or other City addresses, excluding the airport and the OUC-addressed parcels: $2.31B of 2026 just value, nearly all exempt. Includes the Dr. Phillips Center for the Performing Arts ($486.7M), Kia Center ($375.5M), Camping World Stadium ($175.9M), 105 N Rosalind Ave ($131.3M, 44.5 acres, coded parks and recreation) and City Hall ($53.3M). |
Government | 1,216 parcels, about 4,520 acresA |
| Tavistock companies (Lake Nona Land Co LLC, TDCP LLC, Lake Nona Laureate Park LLC and affiliates) Grouped by their shared mailing address, 6900 Tavistock Lakes Blvd (Suite 200): TDCP LLC (261 parcels), Lake Nona Land Co LLC (141), Lake Nona Laureate Park LLC (139), LN West Retail Center LLC (15), LN Town Center entities and LNT office, hotel and medical-office LLCs. $1.13B of 2026 just value, $645.2M taxable; the largest single parcel is 562 acres on Hidden Trail Rd ($104.4M). Tavistock Development describes Lake Nona as a 17-square-mile community in the City of Orlando and lists Lake Nona West and Laureate Park among its projects. |
Private company | 649 parcels, about 5,760 acresB |
| Orlando Utilities Commission (OUC) Most of OUC's ground stands in the City's name: 79 City of Orlando parcels mail to PO Box 3193, the same box as the 17 parcels in the name 'Orlando Utilities Commission'. Together $249.3M of 2026 value. They include 100 W Anderson St ($59.1M), which OUC gives as its headquarters, Reliable Plaza; a 1,588-acre parcel at 5100 S Alafaya Trl ($60.7M); and 58 acres at 5971 Pershing Ave ($39.5M). What each site is was not established beyond the roll and the headquarters address. |
Government | 96 parcels, about 3,750 acresB |
| School Board of Orange County (Orange County Public Schools) Roll name 'School Board of Orange County', 445 W Amelia St; $1.74B of 2026 just value, exempt. The largest is 3100 Edgewater Dr (63 acres, $113.5M). |
Government | 69 parcels, 1,072 acresA |
| Orange County (Board of County Commissioners) Roll name 'Orange County BCC', PO Box 1393; $538.7M of 2026 just value inside the City, including the county administration centre at 425 N Orange Ave ($261.1M). The County's biggest asset, the Orange County Convention Center ($1.46B across two parcels), lies outside the City limits on the unincorporated roll. |
Government | 111 parcels, about 1,770 acresA |
| Adventist Health System/Sunbelt, Inc. (AdventHealth) $1.72B of 2026 just value, $121.8M taxable; the Orlando campus at 601 E Rollins St alone is $989.1M. |
Institution | 150 parcels, 294 acresA |
| Orlando Health, Inc. $1.45B of 2026 just value, $114.0M taxable, concentrated on the Orlando Regional Medical Center campus south of downtown. |
Institution | 78 parcels, 108 acresA |
| United States of America $1.41B of 2026 value: the VA medical centre at 13800 Veterans Way ($1.05B, 65.9 acres) and the federal building block at 401 W Central Blvd (GSA, $211.0M) dominate. |
Government | 12 parcels plus 5 Postal ServiceA |
| Universal City Development Partners, Ltd. (Comcast) $3.48B of 2026 value in the City, mostly taxable — the largest private landholder by value. Listed in Comcast's Exhibit 21. |
Public company | 30 parcels, 790 acresA |
| University of Central Florida / Valencia College UCF holds its Lake Nona and downtown parcels in its own name ($492.7M, including $108.8M taxable at 6700 Lake Nona Blvd). Valencia's West Campus at 1800 S Kirkman Rd stands as 'District Board of Trs of Valen…' ($140.5M). The state trustees (TIITF) hold four more parcels, chiefly 400 W Robinson St ($74.6M). |
Government | UCF 7 parcels, 100 acres; Valencia 1 parcel, 184 acresA |
| Housing Authority of the City of Orlando Two name forms at 390 N Bumby Ave; $84.4M of 2026 just value and 1,270 residential units on the roll. |
Government | 139 parcels, 151 acresA |
| Florida Department of Transportation (incl. SunRail corridor) / Central Florida Expressway Authority / LYNX FDOT holds land as 'DOT/State of Florida' (and two Turnpike parcels), $40.3M, largely along Garland Ave beside the rail line through downtown; rights-of-way are mostly not parcelled, so this understates it. The Central Florida Expressway Authority holds $87.0M. The Central Florida Regional Transportation Authority (LYNX) holds 8 parcels around 455 N Garland Ave, $73.7M. |
Government | FDOT 153 parcels, 202 acres; CFX 52 parcels, 486 acres; LYNX 8 parcels, 37 acresA |
| CSX Transportation $2.4M on the roll, mailing to 500 Water St (Jacksonville). Operating railroad property is assessed centrally by the state, so these understate the railway's land. |
Public company | 31 parcels, 23 acresB |
5
Who builds the houses
New-home building in this market: the volume, and the firms behind it. Ownership of a builder matters as much as its volume — a private-equity platform and a family firm behave differently.
Orlando still has open land to build on — Lake Nona and the southeast of the City, around ZIPs 32827, 32829 and 32832 — so the City is a real homebuilding market, not just an infill one. Census permit data for 2025: the City of Orlando issued 945 single-family permits and 2,986 units in all, 2,026 of them in 31 buildings of five or more units. Orange County as a whole issued 4,221 single-family and 13,140 units, and the Orlando–Kissimmee–Sanford metro 14,198 single-family and 27,845 units. No builder league table for Orlando is published. The figures below count parcels in each builder's own name on the 2026 roll — lots, land and unsold homes, not closings — tied to the parent through its SEC filings. The national public builders dominate; Among land companies, Tavistock's TDCP LLC holds 233 vacant or new residential parcels in the City. Many finished homes end up with single-family rental landlords (see commercial).
| Name | Type | Parcels on the 2026 roll — City / county |
|---|---|---|
| PulteGroup Held as Pulte Home Company, LLC (1,508) — a subsidiary in PulteGroup's FY2025 Exhibit 21 — plus Pulte Home Corp (6) and Centex (2). $150.2M of 2026 value county-wide, half of it in the City, where 634 parcels are in ZIP 32829 and 150 in 32832 — the largest builder holding inside the City by far. |
Public company | 785 / 1,516 parcelsA |
| M/I Homes Held as M/I Homes of Orlando, LLC, listed in M/I Homes' FY2025 Exhibit 21; $48.9M of 2026 value, all outside the City. |
Public company | 0 / 659 parcelsA |
| Toll Brothers Held as Toll Southeast LP Company, Inc. (418 parcels across two spellings), listed in Toll Brothers' FY2025 Exhibit 21, and Toll FL LP. $59.0M of 2026 value; 130 of its City parcels are in Lake Nona (32827). |
Public company | 138 / 419 parcelsA |
| D.R. Horton Held as 'D R Horton Inc' — the listed parent itself; $69.5M of 2026 value county-wide. Its fiscal 2025 10-K lists Orlando among its Florida markets. |
Public company | 5 / 365 parcelsA |
| Dream Finders Homes Held as Dream Finders Homes LLC; $40.5M of 2026 value. Its FY2025 10-K says it entered Orlando in 2015 and expanded there in January 2021 by buying Century Homes Florida, LLC. |
Public company | 56 / 359 parcelsA |
| Meritage Homes Held as Meritage Homes of Florida, Inc., listed in Meritage's FY2025 Exhibit 21; $2.7M of 2026 value, all outside the City. |
Public company | 0 / 119 parcelsA |
| Park Square Enterprises Held as Park Square Enterprises LLC; $49.4M of 2026 value county-wide. Not an SEC filer, so its ownership is not described here. |
Private company | 1 / 126 parcelsA |
6
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Downtown Orlando's office towers belong to two listed office REITs, Piedmont and Highwoods, alongside private owners (see marquee); the most valuable taxable commercial ground is not downtown but at Universal and the regional malls. Apartments belong to the listed apartment REITs and many private syndicates, some of them fractional tenant-in-common vehicles. The fastest-growing landlord class is single-family rental: across Orange County the roll shows Invitation Homes entities with 1,793 houses, Progress Residential 1,414, AMH 867, FirstKey (FKH) 398 and Tricon/SFR JV 241 — mostly outside the City limits. Market figures below are from each REIT's FY2025 10-K and cover its whole Orlando market, not only the City.
| Name | Type | Orlando holding |
|---|---|---|
| Piedmont Realty Trust FY2025 10-K: Orlando is 11.7% of annualized lease revenue ($67.7M) and $39.0M of 2025 NOI. Schedule III lists 200 South Orange Avenue, CNL Center I and II, 501 West Church Street and 222 South Orange Avenue (out of service for redevelopment). On the City roll seven parcels at Piedmont's Atlanta PO box carry $267.3M of 2026 value. |
REIT | 1,754,000 sq ft office, 94.4% leasedA |
| Highwoods Properties FY2025 10-K, Orlando market: 6.2% of annualized GAAP rent, $35.4M of 2025 NOI; Schedule III includes 201 South Orange; the company sold land in Orlando during 2025. On the City roll, 12 parcels in Highwoods Realty LP names (including 201 E Pine St, 300 S Orange Ave and a parking LLC) carry $244.1M. |
REIT | 1,789,000 sq ft office, 87.6% occupiedA |
| Mid-America Apartment Communities (MAA) FY2025 10-K, Orlando, FL market: 95.8% occupied, average effective rent $1,983, and a 310-unit Orlando community bought in 2024 for about $84 million is shown separately. The county roll shows 49 parcels at MAA's 6815 Poplar Ave head-office address (Mid-America Apartments LP, PBP Apartments LLC and legacy Colonial entities): $834.9M and 4,152 units, of which 31 parcels, $448.1M and 2,156 units are in the City. |
REIT | 14 communities, 5,907 unitsA |
| Camden Property Trust FY2025 10-K, Orlando, Florida: 95.9% occupied, average monthly rent $1,907; Camden bought a 322-home Orlando community in December 2025. The county roll shows 15 Camden-named parcels at Camden's Houston addresses: $379.0M and 2,201 units, including Camden at Lake Nona LLC (9 parcels; it paid $64,454,000 in Apr 2026 per the sales file). |
REIT | 12 communities, 4,276 homesA |
| Invitation Homes FY2025 10-K: Orlando is 7.7% of its revenue, average monthly rent $2,274. On the Orange roll, 1,793 parcels stand in IH Property Florida and IH Borrower securitisation names ($669.9M) — only 87 of them in the City; the rest of its Orlando homes lie in neighbouring counties. |
REIT | 6,973 homes, 95.6% occupiedA |
| American Homes 4 Rent (AMH) FY2025 10-K: Orlando, FL is 3.7% of its homes, gross book value $573.8M, average year purchased or delivered 2017; 93.7% occupied. On the Orange roll, 867 parcels stand in AMH and American Homes 4 Rent names ($323.7M), including AMH Development LLC (132), which builds rental homes; 29 are in the City. |
REIT | 2,227 homesA |
?
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- The tax-district reading. The roll's TAX_AUTH_CD is defined by the Property Appraiser; this research reads codes beginning 'ORL' as the City of Orlando (1,752 'City of Orlando' parcels carry it, against 97 coded ORG), ORG as unincorporated Orange County and the other prefixes as the county's smaller cities. The Property Appraiser's own code list was not opened (its site renders client-side).
- The 'Final' 2026 roll is the initial final roll the Property Appraiser submits in October; DOR says a later file will incorporate Value Adjustment Board changes, so values may still move.
- Orange County Convention Center (9800 International Dr and 9400 Universal Blvd, $837.0M and $627.2M, Orange County BCC) is outside the City: its parcels carry the unincorporated tax code ORG, so it is not in the marquee.
- Walt Disney World is wholly outside the City: parcels in names containing 'Disney' sit in the tax districts the roll codes BAY (163 parcels, $11.63B) and LBV (189, $3.63B) — read here as Bay Lake and Lake Buena Vista — and 30 in unincorporated Orange County ($52.7M); none is coded to the City. The tax-district reading is this research's, from owner and address patterns.
- The investors behind SWVP Orlando Office LLC (Bank of America Center, Citrus Center, One Orlando Centre). Search results attribute the 2017 purchase to a San Diego investor and a $144M MetLife loan; neither was opened in a form that names the buyer, so only the roll's LLC is given. The per-building price for Bank of America Center was not stated in any document opened.
- Who stands behind Orlando Soccer Stadium Land Co (Inter.co Stadium) and whether the City retains any interest in the stadium site; Wikipedia credits the club with ownership, and the 2021 sale of the club was not researched.
- Universal's Epic Universe: Comcast says it opened in May 2025 in Orlando, and the largest Universal parcel, 4700 W Sand Lake Rd (built 2025, $836.2M), is coded to unincorporated Orange County, not the City — but no document opened identifies that parcel as Epic Universe.
- OUC's generating sites. City of Orlando parcels mailing to OUC's PO Box 3193 include a 1,588-acre parcel at 5100 S Alafaya Trl; what it is was not established from a document opened.
- Dr. Phillips Center for the Performing Arts: the roll gives the City as owner, but any lease to the non-profit that operates the centre was not read.
- Owners whose records s. 119.071, F.S. exempts (law enforcement, judges and other listed officers) are removed from the public files, per DOR, so their holdings cannot be counted.
- Builder counts are parcels on the roll in each builder's own name, not starts or closings. Land banks and option entities hold land under other names; Lennar holds only about 40 Orange parcels as Lennar Homes LLC; where the rest of its Orange County pipeline is held was not researched.
- Progress Residential (1,414 Orange parcels), FirstKey (398) and Tricon/SFR JV (241) — sponsors and market totals not taken from any document opened; only the roll counts are given.
- Distress beyond the sale file's qualification codes. The Comptroller's foreclosure and certificate-of-title records (behind Cloudflare) were not searched, so foreclosures of the downtown towers before 2025 are not covered.
- Camping World Stadium 'reimagining': its cost and funding were not established from a document opened.
§
Sources
- Orange 58 Final NAL 2026 — real property roll (NAL58F202601.csv), 494,750 parcels — Florida Department of Revenue, Property Tax Oversight (submitted by the Orange County Property Appraiser) · openA
- Orange 58 Final SDF 2026 — Sale Data File (SDF58F202601.csv), 73,659 recorded transfers Jan 2025–Sep 2026 with clerk instrument number and qualification code — Florida Department of Revenue, Property Tax Oversight · openA
- Download Assessment Roll and GIS Data — NAL, SDF and NAP files; schedule (preliminary 1 July, initial final in October, final after VAB certification); s. 119.071 exclusion — Florida Department of Revenue, Property Tax Oversight · openA
- 2026 NAL, SDF and NAP User's Guide (SALE_PRC1 'the sale price indicated by documentary stamps on the deed'; sale qualification codes; TAX_AUTH_CD defined by the property appraiser) — Florida Department of Revenue, Property Tax Oversight · openA
- Documentary Stamp Tax — 70 cents on each $100 of consideration in all counties except Miami-Dade (s. 201.02(1)(a), F.S.) — Florida Department of Revenue · openA
- Section 28.24, Florida Statutes — clerk service charges (copies $1.00 per page; certifying copies of non-court instruments $2.00 per page) — Florida Legislature (Online Sunshine) · openA
- Piedmont Realty Trust — Form 10-K for 2025 (Orlando segment; Schedule III: 200 South Orange Avenue 100%, acquired 4 Nov 2015; CNL Center I and II 99%, acquired 1 Aug 2016, held by the Piedmont-CNL Towers Orlando, LLC joint venture; 501 West Church Street; 222 South Orange Avenue) — U.S. Securities and Exchange Commission (EDGAR) · openA
- Cousins Properties 8-K Exhibit 99 — Q1 2018 supplemental: completed dispositions 2017 — 'Bank of America Center, One Orlando Centre, and Citrus Center', Orlando, 100%, 4Q, 1,038,000 sq ft, gross sales price $208,100 thousand — U.S. Securities and Exchange Commission (EDGAR) · openA
- Vehicle Maintenance Facility Ground Lease Agreement, Greater Orlando Aviation Authority and All Aboard Florida – Operations LLC (Exhibit 10.8 to Virgin Trains USA S-1): 'Orlando International Airport, owned by the City of Orlando and operated by the Authority'; Operation and Use Agreement of 27 Sep 1976 — U.S. Securities and Exchange Commission (EDGAR) · openA
- Comcast Corporation — Form 10-K for 2025 (Universal Orlando Resort: Universal Studios Florida, Islands of Adventure, Epic Universe (opened May 2025) and Volcano Bay 'all of which are located in Orlando, Florida'; noncontrolling interest in on-site hotels) — U.S. Securities and Exchange Commission (EDGAR) · openA
- Comcast Corporation — Exhibit 21, subsidiaries (Universal City Development Partners, Ltd., Florida) — U.S. Securities and Exchange Commission (EDGAR) · openA
- Kia Center — Wikipedia article (infobox: address, owner, operator) — Wikipedia · openA
- Camping World Stadium — Wikipedia article (infobox: address, owner, operator) — Wikipedia · openA
- Dr. Phillips Center for the Performing Arts — Wikipedia article (infobox: address, owner, operator) — Wikipedia · openA
- 200 South Orange (formerly SunTrust Center) — Wikipedia article (infobox: address, owner, operator) — Wikipedia · openA
- Inter.co Stadium (formerly Orlando City Stadium, Exploria Stadium, Inter&Co Stadium) — Wikipedia article (infobox: address, owner, operator) — Wikipedia · openA
- Bank of America Center (Orlando, Florida) — Wikipedia article (infobox: address, owner, operator) — Wikipedia · openA
- Tavistock Development Company — home page (Lake Nona, 'an innovative 17-square-mile community in the City of Orlando'; Lake Nona West, Laureate Park) — Tavistock Development Company · openA
- Business Locations — 'Our Headquarters: Reliable Plaza, 100 W. Anderson St., Orlando' — Orlando Utilities Commission (OUC) · openA
- Building Permits Survey — South Region places annual 2025 (so2025a.txt), Orlando city — U.S. Census Bureau · openA
- Building Permits Survey — county annual 2025 (co2025a.txt), Orange County FIPS 12/095 — U.S. Census Bureau · openA
- Building Permits Survey — CBSA annual 2025 (cbsa2025a.txt), Orlando-Kissimmee-Sanford CBSA 36740 — U.S. Census Bureau · openA
- PulteGroup — Exhibit 21, subsidiaries (Pulte Home Company, LLC) — U.S. Securities and Exchange Commission (EDGAR) · openA
- M/I Homes, Inc. — Exhibit 21, subsidiaries (M/I Homes of Orlando, LLC) — U.S. Securities and Exchange Commission (EDGAR) · openA
- Toll Brothers — Exhibit 21, subsidiaries (Toll Southeast LP Company, Inc.) — U.S. Securities and Exchange Commission (EDGAR) · openA
- D.R. Horton, Inc. — Form 10-K for fiscal 2025 (homebuilding markets incl. Orlando) — U.S. Securities and Exchange Commission (EDGAR) · openA
- Dream Finders Homes, Inc. — Form 10-K for 2025 (entered Orlando 2015; acquired Century Homes Florida, LLC, Jan 2021) — U.S. Securities and Exchange Commission (EDGAR) · openA
- Meritage Homes Corporation — Exhibit 21, subsidiaries (Meritage Homes of Florida, Inc.) — U.S. Securities and Exchange Commission (EDGAR) · openA
- Highwoods Properties — Form 10-K for 2025 (office portfolio by market: Orlando 1,789,000 sq ft, 87.6% occupied, 6.2% of annualized GAAP rent; Schedule III incl. 201 South Orange) — U.S. Securities and Exchange Commission (EDGAR) · openA
- Mid-America Apartment Communities — Form 10-K for 2025 (communities and units by market: Orlando, FL) — U.S. Securities and Exchange Commission (EDGAR) · openA
- Camden Property Trust — Form 10-K for 2025 (operating communities by market: Orlando, Florida) — U.S. Securities and Exchange Commission (EDGAR) · openA
- Invitation Homes Inc. — Form 10-K for 2025 (homes by market: Orlando) — U.S. Securities and Exchange Commission (EDGAR) · openA
- American Homes 4 Rent (AMH) — Form 10-K for 2025 (single-family properties by market: Orlando, FL) — U.S. Securities and Exchange Commission (EDGAR) · openA