Verified project / Demo: Lake Nona Central
Demo: Lake Nona CentralVerified project
Demo Developer LLC · Lake Nona, Orlando, FL, USA
Every figure on this page links to its source — built for selling to foreign buyers. Also see the True Cost tool and market screening.
Market absorption
3.6 months of supply in this neighborhood's county market — at the current sales pace, standing inventory would sell through in about 3.6 months. County-level figure, as of 2026-05-31.
Redfin Data Center, county market tracker (county-level months of supply, All Residential, not seasonally adjusted). Data: Redfin. https://www.redfin.com/news/data-center/
Competing supply pipeline
9,533 housing units were authorized by building permits in this neighborhood's county over the trailing 12 months — the pipeline a new project competes against on pricing and launch timing. County-level figure, as of 2026-05-31.
U.S. Census Building Permits Survey, county monthly files Jun 2025 - May 2026: housing units authorized by building permits, trailing 12 months, county-level (public domain). https://www2.census.gov/econ/bps/County/
Land value benchmark
Residential land in this county is worth about $93 per m² — roughly 29% of typical property value here is the land itself. County-level figure, as of 2022-12-31.
FHFA Working Paper 19-01 land-price data (Davis/Larson/Oliner/Shui), county panel, latest available year; residential land value converted from per-acre to per-m2 (1 acre = 4046.86 m2). US Government work, public domain. https://www.fhfa.gov/research/papers/wp1901
Residual land value (illustrative)
| Item | Value |
|---|---|
| Achievable sale price (this neighborhood) | $3,314/m² |
| Construction benchmark (South Atlantic division, 2024) | −$1,668/m² |
| Developer margin band (15–25% of GDV) | not a line item — see note |
| Residual for land + all other costs | $818–$1,149/m² buildable |
Illustrative residual only: sale price is this neighborhood's sourced per-m² figure, construction is a division-level Census SOC 2024 benchmark (not a local quote), and soft costs, financing, fees and taxes are NOT modelled — the residual must cover them and the land. For comparison, the county land benchmark above ($93/m²) is per m² of LAND, while the residual is per BUILDABLE m² — the permitted floor-area ratio links the two.
U.S. Census Survey of Construction 2024 (NAHB analysis): median $/sqft of new contractor-built single-family detached homes, excluding land and lot development. Division-level benchmark, 2024 survey year. https://eyeonhousing.org/2025/10/square-foot-prices-moderate-in-2024/
Pricing & launch-timing read
A read on current market conditions for launch timing — informational, not a recommendation. Every input below is sourced and shown elsewhere on this page.
- Inventory is tight (seller-leaning) at 3.6 months of supply.
- 9,533 competing units were permitted in the county over the last 12 months.
- Neighborhood demand momentum is flat.
The signals point in different directions — worth weighing absorption against momentum rather than either alone.
Registry activity
23 qualified (arm's-length) sales recorded in this project's watch area (ZIP 32827, 32832) over the last 60 days — live absorption evidence from county records, not estimates.
Orange County FL Property Appraiser parcel layer via Orange County ArcGIS (public record, Fla. Ch. 119). Appraiser attribute lag applies — the newest recorded sales appear here a few weeks after closing.
Permitting & construction timelines
Major projects nearby
Rail, transit, employer campuses, zoning changes and infrastructure scheduled or under way in this area, each dated and sourced. This is a factual record of what is scheduled, not a claim about what it will do to price.
Already in force
What the record says at each milestone
A buyer paying against milestones from another country cannot walk the site. This is what the public record holds at each step, with the standing of each item stated, so the decision rests on something checkable rather than on a progress photo.
Escrow referral is not enabled: Portafino API credentials are not set. They are issued after KYB clears with Bridge.
Site control
Transactions and filings recorded with the public registry near this project.
Registries lag. An absent event can mean not yet recorded, not did not happen.
The statutes and ordinances that govern building and selling here, each with a source link and effective date.
We hold no record of this kind here. That is not a clean bill of health — it is an absence.
What the law says, not advice about your position under it.
Permits
Permits actually issued for this jurisdiction, with the dates they were issued.
A permit for the jurisdiction, not proof this particular unit is permitted.
The statutes and ordinances that govern building and selling here, each with a source link and effective date.
We hold no record of this kind here. That is not a clean bill of health — it is an absence.
What the law says, not advice about your position under it.
Construction
Permits actually issued for this jurisdiction, with the dates they were issued.
A permit for the jurisdiction, not proof this particular unit is permitted.
Typical hard cost per square metre and build duration for the area.
Modeled. No source, no as-of date. A contractor in this market knows more than we do.
Delivery and title
Transactions and filings recorded with the public registry near this project.
Registries lag. An absent event can mean not yet recorded, not did not happen.
Physical projects checked one at a time against a primary source, and dated.
Verified that they exist and when, not that they will complete.
Exit
The statutes and ordinances that govern building and selling here, each with a source link and effective date.
We hold no record of this kind here. That is not a clean bill of health — it is an absence.
What the law says, not advice about your position under it.
What a non-resident foreign seller pays on exit, each line cited to its statute with the date it took effect.
The rule as written. Your structure may change which rules apply.
This evidence is for your decision. It is not connected to the release of funds, and nothing here approves, blocks or triggers a payment.
Momentum
Hype score for Lake Nona moved from 78.0 to 78.0 over the last 70 days (steady). Sourced from daily Hype Score snapshots, not an estimate.
One email when momentum moves materially — real snapshot data only, one-click unsubscribe.
Who this neighborhood attracts
Top-scoring buyer personas for Lake Nona, from real persona-fit scoring (not survey or fabricated data) — a unit-mix signal for developers.
Full nationality-based cost & eligibility breakdown
Foreign-buyer eligibility, net yield after tax, golden-visa status and price-fairness comps for Lake Nona — every figure sourced, none estimated.
Open True Cost of Ownership →Sourced neighborhood-level data. Project-level facts (units, price range, completion date, status) are provided as-is and not independently verified by HypeCity.