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Building-level comps
Downtown condo pricing should start with the building and unit position whenever enough relevant sales exist—not a broad 32801 average.
Sell a Downtown Orlando condo, townhome or home with direct broker support. Eaton Real Estate Company gives sellers three clear paths: 1% full-service representation or a $99 MLS Basic or $499 FSBO Plus listing for experienced sellers who want MLS exposure while managing the active sale themselves.
No payment and no obligation to compare. Choose 1%, $499 FSBO Plus or “Not Sure Yet.”
Floor level, view, parking, association costs, known assessments, amenities and building-specific competition can change how buyers compare two downtown properties.
Downtown condo pricing should start with the building and unit position whenever enough relevant sales exist—not a broad 32801 average.
Fees, assessments, parking, storage, rental rules, approvals and seller-provided association documents can materially affect the buyer's decision.
Lake Eola frontage, walkability, district identity, historic overlay, Creative Village access and exact downtown position can influence demand.
Downtown Orlando officially recognizes a mix of business, residential, historic and emerging districts around Lake Eola and the urban core.
Central downtown includes condominium towers, mixed-use buildings and urban residences near Lake Eola, Orange Avenue and the central business district. Unit view, floor, parking, association structure, amenities and nearby competing inventory should be clear before the property goes live.
Downtown Orlando describes South Eola as an urban mix of traditional homes, high-rise apartments and condominiums around walkable dining, entertainment and Lake Eola. Condo sellers should separate building-level costs and unit position from the broader neighborhood story.
East of Lake Eola, Thornton Park combines bungalows, brownstones, condos, restaurants and a walkable Main Street district. Sellers may need very different comparable sets depending on whether the property is a tower unit, attached residence or historic-style single-family home.
Lake Eola Heights is one of Orlando's oldest and most architecturally diverse neighborhoods, with brick streets and homes spanning multiple historic styles. Renovation history, permits, contributing status when applicable, additions, roof and systems can be especially important to a seller's preparation.
North Quarter is a distinct downtown district with multifamily and urban residential buildings north of the core. Unit-level competition, parking, amenities, association details and proximity to downtown employment can shape the listing strategy.
Creative Village is a major mixed-use, transit-oriented redevelopment anchored by UCF Downtown, Valencia College Downtown and employment uses, while Parramore remains a historic downtown neighborhood with its own planning context. Sellers should price from the actual housing type and immediate competing inventory.
Downtown Orlando's official residential-building map identifies thousands of condominium units across the urban core. These are several of the named condominium buildings sellers and buyers commonly use to define their search.
Building names are provided as local market references. A seller should verify the current association, management, dues, assessments, parking, storage, restrictions and building documentation for the specific unit. For pricing guidance, Eaton starts with the closest relevant same-building sales when available, then compares floor, exposure, view, parking, condition, updates, association costs, known assessments and active competing units.
Floor, exposure, view, parking, amenities, HOA costs, known assessments and same-building inventory can be central to pricing.
Fee structure, private garage, outdoor space, street position, community restrictions and nearby attached-home sales matter.
Architecture, contributing status when applicable, renovations, permits, roof, systems, additions and lot can shape buyer confidence.
Lease status, rental restrictions, tenant access, association rules and operating information supplied by the seller can affect the buyer pool.
Florida + Texas · One family brokerage
Choose how much of the sale you want to handle. The two flat-fee plans are seller-managed. With 1% Full Service, Eaton represents you through closing.
MLS Basic
$99flat fee
For confident DIY sellers who mainly need MLS exposure.
You price, show, negotiate and manage the sale. No CMA, pricing guidance or representation.
Pay after signing, before MLS preparation.
Choose $99 MLS BasicSee plan detailsFSBO Plus
$499flat fee
For DIY sellers who want more flexibility and support.
You still manage the sale. No CMA, pricing guidance, negotiation or contract-to-close management.
Pay after live-listing review, per your agreement.
Choose $499 FSBO PlusSee plan detailsFull Service
1%listing-side fee
For sellers who want Eaton to represent them through closing.
Eaton represents you and helps manage the sale. Cancel for $0, subject to your signed agreement.
Paid at closing only if your property sells.
Choose 1% Full ServiceSee plan detailsBuyer-agent compensation, if offered, is separate, negotiable and chosen by the seller. Services, compensation and brokerage obligations are governed by the applicable signed agreement.
This illustration compares a hypothetical 3% listing-side fee with Eaton's 1% listing-side fee.
Illustration only. All commissions are negotiable. Buyer-agent compensation, closing costs, concessions, repairs, taxes, title charges and other transaction expenses are separate.
For a condominium, the unit and the association can both affect marketability, financing and buyer confidence.
Provide current dues, known special assessments, application or transfer charges and the association contact or documents available to you.
Clarify assigned or deeded parking, guest access, storage, elevators, loading procedures, gate or concierge instructions and showing access.
Provide accurate restrictions, minimum lease terms, approval procedures and other relevant rules from the current governing documents.
Document floor, exposure, view, upgrades, flooring, appliances, systems and any material renovations or permits that apply to the unit.
Official Downtown Orlando guide to the CBD, South Eola, Thornton Park, Lake Eola Heights, North Quarter, Parramore and Creative Village.
Open district guide →Official Downtown Orlando map identifying major condominium, apartment and residential buildings.
Open building map →City of Orlando information for Downtown and Lake Eola Heights historic preservation districts.
Open City resource →Current Downtown Orlando vision and implementation planning for streets, public spaces and city-center growth.
Open DTO plan →Main Greater Orlando seller hub for city neighborhoods and nearby Central Florida markets.
Orlando seller listing options →Lake Nona, Avalon Park, Waterford Lakes, Eastwood, Stoneybrook and east / southeast seller markets.
East Orlando seller guide →Golf, lake, gated and higher-value southwest Orlando seller markets.
Dr. Phillips seller guide →“From start to finish, he made the selling process seamless and stress-free.”
Tim W. · Florida seller · Public reviewChoose $99 MLS Basic, $499 FSBO Plus, 1% Full Service or Not Sure Yet.
Provide the address, price, photos, unit or property details, disclosures, association information and access instructions.
Review the listing information and complete the applicable listing documents before activation.
The property enters the applicable MLS. Under 1%, Eaton remains involved through the sale; MLS-only leaves the active transaction with the seller.
Yes. The 1% option includes seller representation, pricing and listing-positioning guidance, MLS exposure, showing coordination, buyer-agent communication, offer review, negotiation help and contract-to-close guidance.
Yes. Eligible condominiums, townhomes and residential properties can use either listing option. Condo sellers should provide accurate association, parking, assessment, restriction and unit information.
The FSBO Plus is limited-service MLS entry with a 6-month listing term, listing changes included and open-house posting in the MLS. The seller handles calls, showings, offers, negotiations, contracts, title and closing.
Current association dues, known assessments, parking and storage details, approval procedures, rental or pet restrictions, access instructions, available association documents and accurate unit improvements are all useful.
Start with the closest relevant same-building and nearby comparable sales, then account for floor, exposure, view, parking, condition, upgrades, HOA costs, known assessments and current competing inventory.
The seller provides listing photographs and the agreed method of property access. Under the 1% plan, Eaton coordinates showing requests and buyer-agent communication.
No. Buyer-agent compensation, if offered, is separate from Eaton's listing-side fee, negotiable and chosen by the seller.
The full-service listing-side fee is 1% of the sale price and is paid at closing only if the property sells. The $499 FSBO Plus fee is due after the listing is live in the MLS and the seller has reviewed it. The fee is non-refundable once paid. Buyer-agent compensation, if offered, and other transaction costs are separate.
Compare 1% full-service representation with the $499 FSBO Plus option and choose the level of support that fits your sale.