Neighborhood guide · Orlando 32803
Brick streets, colorful 1920s bungalows and new modern infill, all within walking distance of Mills 50's restaurants. It's one of the most central neighborhoods in Orlando.
Ross Pino
Your neighbor next door in Audubon Park · Updated October 2026
The story
Colonialtown North joined the City of Orlando in the 1920s, and about half of its homes were built before 1951. Many are compact bungalows from the 1920s and 1930s, often painted bright colors, on brick-lined streets.
Unlike Colonialtown South, it isn't a designated historic district, so most exterior changes don't need city design review. That's one reason modern infill homes and townhomes are going up beside the originals. A voluntary neighborhood association works to protect the area's character, and some houses display plaques with the year they were built.
The neighborhood's south and west edges meet Mills 50, Orlando's Main Street district around Mills Avenue and Colonial Drive. After 1975, Vietnamese families opened restaurants and markets along Colonial, and the area became known as Little Saigon. It's still one of the best places to eat in the city.
Thinking about Colonialtown North?
Colonialtown North changes fast. One block has original bungalows, the next has a brand-new modern build. I can tell you what's coming and what each street is really worth.
Our family lives next door in Audubon Park, an easy walk from the neighborhood's northeast corner. Ask me anything.
A day here
Living here means Mills 50 is your kitchen and downtown is ten minutes away. Here's an ordinary day.
A loop past the bungalows toward Lake Highland, then coffee on the way back through Mills 50.
The Orlando Museum of Art and Orlando Science Center are a few minutes away at Loch Haven Park.
Pho in Little Saigon, plates at Hawkers, or a pour at Pour Choice's 50 self-serve taps.
Corrine Drive, East End Market and the Monday night market are a short ride east.
Eat, drink, shop
Mills 50 is one of Orlando's best food districts, and it's walkable from most of the neighborhood.
Local businesses change. Confirm hours before you go. List updated October 2026.
Outdoors
City recreation center with ball fields, a pool and a playground.
Trails, bike paths and a dog park a short ride east.
Fifty acres of gardens about a mile northeast, with the largest documented camellia collection in the Southeast.
Schools
Zoning varies by address in Colonialtown North. Depending on the street, homes may be zoned for Audubon Park School, the A-rated K-8 next door.
Attendance boundaries change. Always confirm zoning for a specific address with OCPS before you make an offer.
Read my Audubon Park K-8 review →Options in and around the neighborhood
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, inside Colonialtown North, planned for about 800 students.
An independent college-prep school on a 42-acre campus on Lake Highland, just west of the neighborhood. It's the largest private school in Orlando.
Admission requirements, tuition and dates change each year. Check each school's admissions office for current details.
Homes
Most homes are compact 1920s to 1950s bungalows and cottages, plus a growing number of townhomes, modern infill homes and new duplexes.
Smaller move-in-ready homes have recently sold from the upper $300,000s to the upper $500,000s, and townhomes from the upper $400,000s to the low $600,000s. The largest new builds have reached $1.8 million.
Because the neighborhood isn't a historic district, building new is often simpler here than in College Park or Colonialtown South. That's why you see so much infill on these streets.
Ross can walk you through Colonialtown North block by block, including which streets zone to Audubon Park School. Start with a question.
Builders are actively buying lots here. Ross can tell you what your home is worth as a home and as land. Ask what yours is worth.
Read Audubon Park vs. Colonialtown North or see the Audubon Park guide.
From a local
FAQ
The questions people ask most before moving here. Have one that isn't answered? Ask Ross.
For many buyers, yes. People choose Colonialtown North for its brick streets and 1920s bungalows, walkable access to Mills 50 restaurants, a location about ten minutes from downtown, and possible zoning for Audubon Park School. It suits buyers who want character and a central location at a lower price than many nearby neighborhoods.
Colonialtown North is in the City of Orlando, ZIP code 32803, north of East Colonial Drive and east of North Mills Avenue. It borders the Mills 50 district and Audubon Park, and sits near Lake Highland and Ivanhoe Village.
Zoning varies by address. Many homes are zoned for Audubon Park School, an A-rated public K-8, and then Winter Park High or Edgewater High. Orlando Gifted Academy is building a new campus in the neighborhood, and Lake Highland Prep is just west. Verify zoning for any address with Orange County Public Schools.
Smaller move-in-ready homes have recently sold from the upper $300,000s to the upper $500,000s, townhomes from the upper $400,000s to the low $600,000s, and the largest new builds have reached about $1.8 million. For current numbers on a specific street, ask Ross for a neighborhood snapshot.
No. Unlike Colonialtown South, Colonialtown North isn't a designated historic district, so most exterior changes don't require city design review. A voluntary neighborhood association works to preserve its character.
Mills 50 is an Orlando Main Street district centered on Mills Avenue and Colonial Drive. It grew around the Vietnamese restaurants and markets that opened after 1975, when the area became known as Little Saigon, and is known today for its food, bars, vintage shops and murals.
Yes, much of it. Nearly every home is within about a mile of Mills 50 restaurants and bars, and the northeast corner is an easy walk to Audubon Park.
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.
Orange County Public Schools is building a new campus for Orlando Gifted Academy at 1121 N. Fern Creek Avenue, planned for about 800 students in grades 2 to 8. It's expected to open in fall 2028.
Yes. Many original bungalows are being replaced with modern homes, townhomes and duplexes. What you can build depends on the lot's zoning, setbacks and City of Orlando permitting. Ross works with builders and lot buyers and can help you evaluate a site.
Neighborhood guides
Want to live in Colonialtown North?
I help families buy and sell in Colonialtown North and the neighborhoods around it. Tell me what you're looking for and I'll reach out personally, usually the same day.
