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. Examples include Mattamy Homes' Hickory Grove in Winter Springs (from roughly $375,000), K. Hovnanian's Townes at Northlake in Oviedo (from roughly $460,000 to $520,000), Beazer's Towns at Greenleaf in Oviedo (from roughly $389,000 to $456,000) and Estates at Lake Jesup near Sanford, Pulte's Emerald Pointe in Sanford, and Toll Brothers' Riverside Oaks on the St. Johns River. 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.

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.

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 (September 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.

• 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: The Central Florida Expressway Authority is widening SR 417 from four to six lanes in segments, including work from SR 528 north to the Orange/Seminole county line, as part of its $4.2 billion five-year plan.
• 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; no construction is announced.
• Near Seminole Towne Center: Crescent Communities filed revised plans in July 2025 for five multifamily buildings plus about 55,000 square feet of retail at 4525 International Parkway in Sanford. The project is in the planning phase.
• 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.

Verification: FDOT project pages, Central Florida Expressway Authority, SunRail, GrowthSpotter, and local media. Last reviewed September ️9, ️2026.