Lake Nona

Lake Nona is not one market, it's about six of them stacked inside two ZIP codes. A Laureate Park townhome, a Storey Park single-family, a VillageWalk courtyard home and an estate lot on the golf course are four completely different purchases, and a portal search that spans them tells you almost nothing. The number that matters here is never the neighborhood median — it's what that product type, in that village, on that street, actually closed for last quarter.

Then there's the part the listings don't carry: which builder phase is still selling and what they're paying toward closing this month, which resales are priced against a new-build comp that no longer exists, what the CDD line adds to the monthly payment on top of the HOA, and which lots back the trail versus back the road that sounds like the trail. Tell us the shape of the house you want and we'll send you the short list with all of that attached.