FIPS 12069 · population 412,924 · part of Orlando, FL
The latest county-level Zillow ZORI is $2,055 per month in 2026-06. It is a typical asking-rent index across rental types—not an arithmetic average, signed lease or quote for one property.
| Bedrooms | HUD monthly FMR | Geography | Measurement boundary |
|---|---|---|---|
| Studio | $1,650 | Lake County, FL | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,731 | Lake County, FL | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,972 | Lake County, FL | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,476 | Lake County, FL | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $2,924 | Lake County, FL | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
Zillow asking rent, ACS gross rent and HUD FMR describe different housing universes. They remain separate and no metro, city or neighboring-county value replaces missing county evidence.Zillow pulled 2026-07-26 · HUD pulled 2026-07-26
Everything here joins on the county FIPS code, so each figure comes from the agency that publishes it with no name matching in between.
Zillow estimates a current home value. FHFA tracks repeat mortgage transactions. Their growth rates should be read side by side, not averaged.
Survey source: Census ACS 5-year — county housing value, tenure and stock · ACS 2024 5-year · pulled 2026-07-30. These values describe different housing universes and are not combined into gross yield.
Workplace source: BLS QCEW — county employment and wages · annual county employment and wages 2021-2025; latest 2025 vs 2024 · pulled 2026-08-02. QCEW counts covered jobs located in the county, not employed residents or the metro score’s CES/LAUS series.
BEA per-capita personal income divides all personal income by the county population. It is broader than wages, but it is not household income or a measure of what renters can afford.
HUD CHAS separates renter households by income relative to local HAMFI. Moderate burden means housing costs above 30% through 50% of income; severe burden means more than 50%.
These Apartment List observations match the exact county Census code 12069. They are kept separate from Zillow asking rent, Census occupied-home rent and wider metro measures.
Monthly overall-rent index; missing observations are not filled from another geography.
Lake County presents a cash-flow-versus-exit tension. Zillow's county median home value was $364,340, down 3.10% year over year, while median asking rent was $2,055 per month, up 0.96%. The supplied gross yield is 6.77% before costs. FHFA's annual repeat-transaction HPI rose 2.24%; its vintage and method differ from Zillow, so it is not a home value or a rate to average with Zillow. This favors an income-focused underwriter investigating operations; resale-dependent buyers should be cautious.
Rent is slightly above HUD's two-bedroom standard: the supplied rent-to-FMR ratio is 104.20%, and FMR is $1,972 per month. FMR is a payment standard, not an asking-rent estimate. A 0.76% property-tax rate adds carrying cost, so gross yield is not net return. Realtor.com MLS evidence shows median listing price down 2.87%, active listings up 0.77%, median days on market at 72, and price reductions on 23.16% of listings. These are asking/listing measures, not closed-sale prices or proof of buyer demand.
Demand evidence is constructive but incomplete. Net migration was 6,173; average AGI was $80,888 for incoming movers versus $59,477 for outgoing movers, and the tax-return data do not prove tenant demand. QCEW shows growing covered workplace jobs and average weekly wages, not resident employment or unemployment. Trade, transportation, and utilities is the largest disclosed private supersector, not the whole economy. Investors made 802 of 7,912 purchases, a 10.14% share: visible participation, not market control. The record does not establish metro representativeness.
Underwriting should treat inland flood as a property-level question. The modeled climate-loss ratio is 0.14% of building value expected to be lost per year; it is not a dollar loss and does not replace a parcel flood-zone, elevation, drainage, or insurance review. Obtain a property-level expense, vacancy, repair, financing, and closed-sale-comparable package before concluding that the supplied gross yield survives costs or that MLS softness is relevant to a specific property's resale. Missing insurance pricing and operating data prevent a net-yield conclusion; missing closed-sale evidence limits the resale conclusion.
Census-recognized incorporated places and CDPs that intersect this county. The list does not pretend to include every neighborhood or informal community.
Population is the total place-wide ACS estimate, not an allocated county share. A place crossing a county line is labelled explicitly. Source: Census ACS 5-year — cities and communities · ACS 2024 5-year · pulled 2026-07-30.
0.136% of building value expected lost per year
$2,433 median annual bill
19,290 in · 13,117 out
$80,888 arriving · $59,477 leaving
802 of 7,912 mortgages
Listing price is an asking price, not a closed sale. Quality-flagged county rows are withheld instead of displayed.
A metro is an average of these. Which side of a county line a property sits on can change the tax bill, the hazard profile and the tenant pool.
| County | Population | Price | Rent | Yield | Hazard |
|---|---|---|---|---|---|
| Lake County | 412,924 | $364k | $2,055 | 6.8% | inland flooding |
| Orange County | 1,471,937 | $405k | $1,955 | 5.8% | inland flooding |
| Seminole County | 481,470 | $405k | $1,911 | 5.7% | inland flooding |
| Osceola County | 427,415 | $363k | $2,091 | 6.9% | inland flooding |
The published median asking rent is the market-rent measure. HUD FMR is a two-bedroom payment standard, not an estimate of asking rent, and the supplied gross yield is before costs.
QCEW measures annual covered jobs located at county workplaces and the average weekly wage for that covered employment. It is not resident employment, unemployment, or a metro labor series.
The record requires parcel-level inland-flood, elevation, drainage, and insurance review, plus property-level operating expenses, vacancy, repairs, financing, and closed-sale comparable evidence.