Seminole County

Where Is Seminole County?

Seminole County is located directly north of Orange County. It is smaller than Orange County but densely developed, particularly along the I-4 corridor and the State Road 434/SR 436 corridors. The county covers approximately 247 square miles.

Seminole County is bordered by Orange County to the south, Volusia County to the north and east, and Lake County to the west. Lake Monroe, a large lake along the St. Johns River, forms part of the county's northern boundary near Sanford.

Major Communities

• Lake Mary is one of the most popular suburban communities in the region, with strong schools, established neighborhoods, and a growing downtown area. It sits along the I-4 corridor north of Orlando.
• Oviedo is located in the eastern part of the county, known for its family-oriented neighborhoods, proximity to UCF, and a mix of master-planned and established communities.
• Sanford is the county seat and one of the oldest cities in Central Florida. Its historic downtown along Lake Monroe has undergone significant revitalization. Sanford offers a mix of historic homes and newer developments.
• Altamonte Springs is a developed suburban city along the I-4 corridor, home to the Altamonte Mall, Cranes Roost Park, and a variety of residential neighborhoods.
• Winter Springs is an established residential community with multiple subdivisions, parks, and access to the Seminole County trail system.

Transportation

Seminole County is served by I-4, which runs north-south through the western part of the county. The Central Florida GreeneWay (SR 417) also serves the eastern portion. SunRail commuter rail has stations in several Seminole County communities including Lake Mary, Longwood, and Sanford. Commute times to downtown Orlando range from roughly 20 to 40 minutes depending on traffic and specific origin.

Housing

Seminole County's housing includes established neighborhoods from the 1980s and 1990s, newer master-planned communities, and some active new-construction areas. Price points are generally moderate compared to premium Orange County communities, though Lake Mary and parts of Winter Springs command higher prices.

New construction in 2026 is smaller in scale than Orange, Lake, or Osceola counties but steady, with about two dozen builders active in roughly 25 to 40 communities across the county. Mattamy Homes' Hickory Grove remains Winter Springs' dominant seller (townhomes and single-family from roughly $374,990 to $424,990+), K. Hovnanian's Townes at Northlake and Beazer's Towns at Greenleaf and Aulin Square sell townhomes in Oviedo, M/I Homes continues Hawk's Overlook in Oviedo (from about $989,990) and has Ravencliffe coming soon, and Sanford is the county's most active new-construction market with Pulte's Skylar Crest (from about $339,990) and Emerald Pointe (from about $333,990), M/I Homes' Estates at Rivercrest (from about $779,990), and Toll Brothers' Riverside Oaks (from about $599,000, with the Estates Collection from about $719,000). Toll Brothers' Fontaine in Lake Mary is in its final selling phase (from about $981,995), and Lennar sells across roughly 11 Sanford-area communities. Availability and pricing shift by phase, so confirm the current sheet with each builder.

Things to Consider

• Seminole County Public Schools serve the county's public school students, which is a significant factor for many relocating families. The district runs its own magnet, transfer, and controlled open enrollment windows.
• The county is smaller geographically than Orange, which means shorter drives to most destinations within the county.
• Some communities along the St. Johns River corridor may be in flood zones. Check FEMA flood maps for specific properties.
• The Sanford downtown area has a distinct character with restaurants, breweries, and the Sanford RiverWalk along Lake Monroe. See the Sanford historic downtown guide.

Schools and Education

Seminole County Public Schools (SCPS) serves the county's cities and unincorporated areas, including Lake Mary, Oviedo, Sanford, Altamonte Springs, Winter Springs, Longwood, and Casselberry. Contact: www.scps.k12.fl.us, (407) 320-0000.

For the 2026-27 school year, SCPS ran a January 1 to March 1, 2026 on-time window for elementary magnet and region-zone applications, while middle and high school magnet and program-of-emphasis transfer applications opened October 1, 2025 with a July 15, 2026 deadline for current students. No new school openings or boundary changes for 2026-27 were verified with the district in this update. SCPS reported declining enrollment for 2026-27 (an estimated 1,500 to 2,000 students not re-enrolling), reduced about 315 positions including roughly 190 teaching positions, and a new performing arts auditorium at Lake Howell High School was slated to open in December 2026. For 2027-28, the on-time application period for middle and high school magnet programs and high school programs of emphasis runs October 1 through December 1, 2026.

School zones are address-based and can change. Verify the assignment for any specific address on the SCPS student assignment page.

What's New in Seminole County (November 2026)

These are verified developments from the past year that can affect a relocation decision. Planned projects are labeled as planned until construction starts. For the full rundown, see the Central Florida news page.

• Election-day floods: Record rainfall from October 31 through November 2 brought 7 or more inches to parts of Seminole County, flooding County Road 426 and the Black Hammock area. The county was added to the state of emergency on November 4 as rivers remained high. Flood risk varies by property; check FEMA flood maps for any specific address.
• Rural boundary decision pending: Seminole's Planning and Zoning Commission recommended in October 2026 that commissioners reject a bid to remove about 67 acres from the voter-approved Rural Area boundary north of Oviedo (the former Pappy's Patch farm) for a 136-home community. The County Commission decides in December 2026.
• Rosenwald Community Center: Seminole County broke ground October 29, 2026 on the $14.5 million Rosenwald Community Center in Sanford, tied to the historic Rosenwald school site.
• School tax referendum passes: Seminole voters approved the school property-tax measure on November 3, preserving local school funding.
• Seminole Towne Center redevelopment: A roughly $700 million redevelopment of the Sanford mall is getting underway, with demolition starting on parts of the property and a new Costco plus mixed-use buildout planned. Dick's Sporting Goods will move from the mall to a nearby outdoor center.
• Indoor sports complex: Seminole County selected design and construction teams in August 2026 for a $160 million-plus indoor sports complex near the Boombah Sports Complex in Sanford.
• SR 414 extension: The Maitland extension connecting SR 414 to I-4 targeted completion in early 2026, giving western Seminole residents another east-west option. Confirm current status on FDOT's project page if this matters to your commute.
• SR 417 widening: Florida's Turnpike Enterprise is widening SR 417 from Aloma Avenue to SR 434 from four to eight lanes through about 2030, and the new northbound exit ramp to westbound Aloma Avenue is open. CFX also has capacity work on SR 417 from SR 408 to the county line in design.
• I-4 widening funded: A federal grant of $85 million announced in October 2026 will help widen I-4 by one lane in each direction near the St. Johns River in Seminole and Volusia counties. No construction start date has been set.
• Wekiva Parkway: The parkway is fully open, and FDOT reported improved commute times in April 2025. The program also widened seven miles of SR 46 between Lake and Seminole counties and rebuilt the US 441/SR 46 interchange in Mount Dora.
• SunRail: The commuter rail line now runs from DeLand to Poinciana (the DeLand extension opened in August 2024). A funded study is looking at the Sunshine Corridor to the airport and International Drive, with ownership of the line expected to transfer from FDOT to local counties by the end of 2027.
• Fiber internet: WOW! is expanding its all-fiber network to about 20,000 more homes and businesses in Seminole and Orange counties by fall 2026, including Longwood, Sanford, and other Seminole communities.
• Jobs: BNY Mellon announced a major Lake Mary expansion and Concentrix expanded its Lake Mary operations, reinforcing the I-4 corridor employment base north of Orlando.
• New construction: New-home sales in Seminole County remain concentrated in Oviedo, Sanford, and Winter Springs. Oviedo's active builders include K. Hovnanian (Townes at Northlake), Beazer (Towns at Greenleaf from about $399,990, Aulin Square from about $455,000), and M/I Homes (Hawk's Overlook from about $989,990, with Ravencliffe coming soon). Sanford has Pulte's Skylar Crest (from about $339,990) and Emerald Pointe (from about $333,990), M/I Homes' Estates at Rivercrest (from about $779,990), and Toll Brothers' Riverside Oaks (from about $599,000). Mattamy continues selling Hickory Grove in Winter Springs (from about $374,990). Availability shifts by phase, so confirm the current sheet with each builder.

Verification: FDOT project pages, Central Florida Expressway Authority, SunRail, GrowthSpotter, and local media. Last reviewed November 6, 2026.