Neighborhood guide · Orlando 32803
Oak-shaded streets named for birds, a main street of independent shops, and a school that keeps families here for years. This is the guide I give friends who are thinking about moving in.
Ross Pino
Your neighbor in Audubon Park · Updated October 2026
The story
Audubon Park grew up after World War II, when Orlando was home to the Naval Training Center and McCoy Air Force Base. Many service families built homes here, on streets named for birds in honor of the National Audubon Society.
That history still shows. You'll find mid-century ranch homes under big oaks, many thoughtfully renovated, sitting next to new custom builds. The commercial heart is the Audubon Park Garden District along Corrine Drive, part of the Orlando Main Streets program and a Great American Main Street Award winner.
It was also the first neighborhood in Central Florida certified as a Wildlife Habitat Community by the National Wildlife Federation. Neighbors take their gardens seriously.
Thinking about Audubon Park?
Listings tell you square footage. A neighbor can tell you which streets walk to Corrine, which ones stay quiet, and what's being built down the block.
Our family lives here, our kids go to the K-8, and Saturdays usually end at Kelly's. Ask me anything about the neighborhood.
A day here
The best part of living near Corrine is how little you need the car. Here's an ordinary day, the way my family lives it.
Walk to LOBOS or Lineage for coffee, pick up something from Gideon's or The Salty Donut, and wave at parents heading to the K-8.
Plants and gifts at Palmer's, a dig through the record and vintage shops, or a slow loop through Leu Gardens.
Ramen at DOMU, a pint at Redlight Redlight, then a Kelly's cone on the walk home.
The Audubon Park Community Market sets up in front of Stardust Video & Coffee with local growers, food vendors and live music.
Eat, drink, shop
Nearly everything here is independent. These are the places we actually go.
Local businesses change. This list was checked in October 2026.
Outdoors
Fifty acres on the neighborhood's northwest edge, with bamboo groves, lawns and the largest documented camellia collection in the Southeast. A family membership pays for itself fast.
Youth sports fields, walking paths and playgrounds. On a Saturday morning, it feels like half the neighborhood is here.
Certified by the National Wildlife Federation, the first in Central Florida. Expect native plantings, birds and neighbors who trade cuttings.
Schools
The school is a big reason families target this neighborhood. My two kids go there, and switching from private school was one of the best decisions we've made.
Attendance boundaries change. Always confirm zoning for a specific address with OCPS before you make an offer.
Read my K-8 review →Nearby options beyond the K-8
An independent college-prep school on a 42-acre campus on Lake Highland, a short drive toward downtown. It's the largest private school in Orlando, with about 2,000 students.
The only stand-alone public magnet school for gifted students in Central Florida, and tuition-free. OCPS is building a new campus of more than $50 million on its home site at 1121 N. Fern Creek Avenue in Colonialtown North, just minutes from Audubon Park. It's planned for about 800 students and expected to open in fall 2028. Until then, classes meet at a temporary campus in Winter Park.
Admission requirements, tuition and dates change each year. Check each school's admissions office for current details.
Homes
Most of the housing stock is mid-century ranch homes on generous lots, from original-condition houses to full renovations.
The bigger change is new construction. Older homes on larger lots are being replaced with custom builds of roughly 3,500 to 4,500 square feet, often with pools. Earlier this year those were selling in the $1.5M to $2M range.
One thing I tell every buyer: Audubon Park is bigger than people think. Being in the zip code and being steps from Corrine are two different lifestyles, so decide which one you want before you start touring.
Ross can walk you through the pockets street by street and tell you about homes before they hit the market. Start with a question.
Builders are actively looking. Ross can tell you what it's worth as a home and what it's worth as land. Ask what yours is worth.
See how it stacks up against Colonialtown North and Winter Park.
From a neighbor
FAQ
The questions people ask most before moving here. Have one that isn't answered? Ask Ross.
For a lot of families, yes. People choose it for the A-rated Audubon Park K-8, walkable shops and restaurants along Corrine Drive, mature oak-lined streets, and a central location between downtown Orlando and Winter Park. It suits buyers who want an established neighborhood with character rather than a planned community.
Audubon Park is inside the City of Orlando, in zip code 32803, and borders Winter Park to the north. Mailing addresses and city limits don't always line up in this area, so confirm the jurisdiction of any specific home you're considering.
Much of the neighborhood is zoned for Audubon Park School, an A-rated public K-8 in Orange County Public Schools. A large part of the attendance area continues on to Winter Park High School. Boundaries change, so verify zoning for any address with OCPS before you make an offer. Nearby, families also look at Lake Highland Preparatory School, a private Pre-K to 12 school, and Orlando Gifted Academy, a tuition-free OCPS magnet for gifted students in grades 2 to 8. Its new campus on N. Fern Creek Avenue, minutes from Audubon Park, is expected to open in fall 2028.
Prices vary widely by street, lot size and condition, from original mid-century ranch homes to fully renovated houses and new custom builds. In early 2026, new construction of roughly 3,500 to 4,500 square feet was selling in the $1.5M to $2M range. For current numbers on a specific street, ask Ross for a neighborhood snapshot.
Parts of it are very walkable. Homes within a few blocks of Corrine Drive can walk to coffee, restaurants, East End Market, Kelly's and the Monday market. The neighborhood is larger than most people expect, so being in Audubon Park and being steps from Corrine are different day-to-day experiences.
Safety is personal, and the best answer comes from current data and your own visits. Check the Orlando Police Department's public crime map for the streets you're considering, and walk the block in the evening before you buy. Ross can point you to those resources.
Most homes in Audubon Park are in an older, established neighborhood without a mandatory HOA. Some newer townhome or infill communities nearby may have one, so confirm with the listing or the seller's disclosures.
Flood zone designations vary home by home. Look up the exact address on the FEMA Flood Map Service Center, and ask your insurance agent for a quote before you go under contract.
Downtown Orlando is about 15 minutes away, Orlando International Airport about 25 minutes, and Walt Disney World about 30 minutes, depending on traffic. Winter Park, Baldwin Park and Mills 50 are each just a few minutes' drive.
It's the neighborhood's main street business district along Corrine Drive and East Winter Park Road, part of the Orlando Main Streets program and a Great American Main Street Award winner. It's home to East End Market, independent shops, local restaurants and the weekly Community Market.
The market runs every Monday night in front of Stardust Video & Coffee, with local growers, food vendors and live music. Free parking is usually available at the Audubon Park K-8 lot.
Baldwin Park is a planned community built in the 2000s on the former Naval Training Center land, with newer homes and an HOA. Audubon Park is the older neighborhood next door, settled after World War II, with mid-century homes, mature trees and a mix of renovations and new custom builds.
Yes. Many older homes on larger lots are being replaced with new construction. What you can build depends on the lot's zoning, setbacks and City of Orlando permitting, so review those before you buy. Ross works with builders and lot buyers in Audubon Park and can help you evaluate a site.
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Walkable streets, top-rated schools, incredible dining, and luxury homes in the heart of Orlando.
Read the storyWant to live in Audubon Park?
I live here, my kids go to school here, and I help families buy and sell in Audubon Park every week. Tell me what you're looking for and I'll reach out personally, usually the same day.