Parker Lone Palm, Orlando, Florida

At a glance

Site size

About seventeen and a half acres

Product type

Single-family homes

Jurisdiction

Unincorporated Orange County

Mailing city

Orlando, ZIP 32828

Area

Alafaya and east Orange County

Site work approval

State environmental resource permit issued in December 2025

Permit applicant of record

M/I Homes, as applicant and not as seller here

Community development district

None on the county parcel record

School district

Orange County Public Schools

Homesite count

Not yet published Get notified

Lot dimensions

Not yet published Get notified

Pricing

Not yet released Get notified

Floor plans

Not yet released Get notified

Street names

Not yet assigned Get notified

Homeowners association

Not yet established on the record Get notified

First deliveries

Not yet announced Get notified

Details here are compiled from public entitlement records and are targets, not commitments. Pricing, floor plans, homesite counts and timing have not been released and are subject to change without notice.

The name, and the one that is not it

Parker Lone Palm is the name carried in the government record for this site: it is the project name on the state environmental resource permit, not a label invented for a brochure and not a working title stitched together from the road. That is worth saying because it means you can search it and find the real approval behind it. It is not, however, a promise about final branding. Builders routinely file under one name and open under another, and nothing on the record yet tells you which name will end up on the entrance sign.

Now the trap. Hancock Lone Palm is a different community: a real, already-recorded subdivision on the same road, platted several years ago by a different national homebuilder, with its own streets and finished houses. It is not an alternate name for this project, not an earlier phase of it, and the two are unrelated beyond sharing a road. Type the road name into a search box and you will get both, mixed together. Parker Lone Palm is the newer project, under the recently issued site-work permit, and keeping the two apart is the first thing to do before you compare anything.

M/I Homes is the applicant of record on that state site-work permit. That is the precise and complete extent of the established builder relationship, and the qualification matters: the land is still owned by the family that has held it, title has not changed hands, and M/I Homes is not selling here. Permitting a site before closing on the land is an ordinary step in the sequence rather than anything to read into. Subdiview is not affiliated with, endorsed by, or sponsored by M/I Homes. M/I Homes and its community names are trademarks of their respective owners and are used here for identification only. All community information is compiled from public records and is subject to change.

Unincorporated Orange County, not the City of Orlando

Your mail will say Orlando. Your government will not be Orlando. This site sits in unincorporated Orange County, outside city limits, and that was settled two independent ways on the records rather than read off a mailing address. The mailing city on an address and the municipality that governs the ground underneath it are two different facts, and in this corridor they genuinely disagree, which is why so much of what is written about this location is wrong.

The practical consequences are real and mostly in your favour. There is no City of Orlando municipal property tax line on an unincorporated parcel: county, school and special-district levies apply, but the city millage is simply not part of the bill. On the other side, your services come from the county rather than the city. County sheriff rather than city police, county fire rescue, county code enforcement, county permitting for anything you later want to build, county rules on what you may park or keep, and a county rather than a city trash system. None of that is better or worse in the abstract, but it is a different set of rules from the ones a buyer assumes when the address says Orlando.

It also matters for comparison. A millage quoted from an in-city neighbourhood does not transfer here, and we are not publishing a rate, because the rate that will apply to a finished home on this land has not been established.

The flood question, which is the one to get answered

This is the most useful thing on this page, so here it is in full. A boundary-exact query against the federal flood map, run against the permitted project outline rather than a point or a rectangle around it, returns two different results for two parts of the same site. Part of the land is mapped inside the special flood hazard area. Part is mapped outside. Both are true at once, because the mapped boundary runs through the property rather than around it.

The portion mapped inside carries no published base flood elevation. That is the approximate kind of mapping: the federal map expects water on this ground in a one-percent-annual-chance event but publishes no number for how high. So an elevation certificate, prepared by a surveyor for your specific finished house, does the work a published elevation would otherwise do. It drives the building permit, it drives how high the finished floor is poured, and it drives the price of flood insurance.

Here is why that is a pre-launch question rather than a closing-table one. No plat appears on the records currently available and no addresses have been assigned, so no lot lines exist on the public record yet. Without lot lines the mapped hazard boundary cannot be laid over individual homesites, and nobody can yet tell you which lots fall inside it. That is a gap in the world rather than in anyone's research: the information does not exist for anybody until the plat records. For the first buyers choosing homesites, that determination is the difference between a mandatory lender-required flood policy for thirty years and no policy at all.

So ask for three things in writing before you sign. The lot-specific flood determination for the exact homesite you are reserving, naming whether it falls inside or outside the mapped area. The finished-floor elevation the builder intends to set, and the elevation certificate once it exists. And what happens to your deposit if the determination comes back differently from what you were told. Those are reasonable requests on any pre-construction contract.

For proportion rather than alarm: a great deal of central Florida sits near mapped hazard boundaries, site work routinely includes grading and stormwater design intended to lift building pads clear of the mapped area, and the permit issued here is precisely a water-management approval. Every finished homesite may well end up outside the mapped area. The point is that nobody can say so today.

What buying next to an active site-work permit really means

There is an honest gap in this project's paperwork, and it is worth understanding. The approval in hand is a state environmental resource permit for site work, issued in December 2025, past review and in compliance. That is a substantive approval and it is why this page exists: somebody paid engineers to design stormwater management for a residential subdivision here and the state signed off on it.

What it is not is a local land-use entitlement. A water-management district approves how the water is handled; a county approves what may be built. Only the first is confirmed here. The county roll still carries all three parcels as agricultural, with the largest tract under a greenbelt agricultural assessment, and agricultural classification would not by itself permit a subdivision of this kind. A rezoning is therefore implied by the engineering already done, but no rezoning or development order could be located on the records available.

Read that carefully in both directions. It is not evidence that no rezoning happened: county rolls lag adopted ordinances, sometimes by many months, and a parcel can be fully rezoned while the roll still shows the old classification. It is equally not evidence that one did. The honest position is that the entitlement status is unconfirmed on the records we can reach, and it is a question with a real answer a buyer is entitled to before signing. Ask for the current zoning designation and the development order or site plan approval the subdivision is proceeding under.

The greenbelt classification has one more consequence that catches early buyers out. An agricultural assessment holds taxable value far below market value, which is why the land tax on the largest tract here is trivial today. When the classification comes off, as it must when the land is developed, assessed value rises by orders of magnitude. If anyone quotes the current land tax figure as a guide to what a house here will cost to own, disregard it and model on comparable finished homes instead.

What it will cost beyond the mortgage

No community development district. This one we can state, and it is good news. The county parcel record's community development district field is empty on all three parcels. That is a direct reading of the field rather than an inference from a tax code, which matters, because Florida district assessments are non-ad-valorem and never appear in an ad-valorem tax code at all. In much of Florida a new subdivision arrives with a district assessment stacked on top of property tax, repaying the bonds that paid for the roads and pipes, and it can run well over a thousand dollars a year for decades. There is none on this land today. Two caveats: a district can still be created later as part of the development approvals, and when a real bill exists for a finished home, read its non-ad-valorem section directly rather than trusting a rate.

Property tax. No millage rate and no effective rate are published here because neither has been established for a finished home on this ground. What is established is the shape of the bill: county, school and special-district levies, no City of Orlando line because the site is unincorporated, and Florida's homestead exemption on a primary residence, which is set statewide by Florida law and the state constitution rather than by any county.

Insurance, and the part specific to this site. Inland Orange County is one of the less expensive parts of Florida to insure, which is an underrated benefit of buying this far from salt water. Windstorm is still the dominant line in any central Florida premium, and a new build with a current-code roof and a wind mitigation report generally prices better than the older stock around it, because the discounts for roof shape, roof deck attachment, secondary water resistance and opening protection are substantial and a new house earns most of them by construction. We publish no premium figure, because none has been established for a house that does not exist. What is specific here is flood insurance: for any homesite inside the mapped hazard area with a federally backed mortgage, flood coverage is a lender requirement rather than a choice, separate from your homeowners policy, priced off the elevation certificate. Budget for the possibility until the lot-specific determination rules it out.

Homeowners association. No association and no governing documents appear on the record yet, which is normal at this stage: the association is typically created around the time the plat records. So no dues figure exists, and the covenants, architectural rules and stormwater maintenance obligations are not written down anywhere you can read them. On a site with engineered stormwater, who maintains the ponds and what that costs each household is not a trivial question. Ask for the draft declaration and the proposed budget before you sign.

Alafaya, east Orange, and what is actually nearby

This is the eastern edge of Orange County, and the geography is easy to understand once you know the two anchors. The first is employment: the University of Central Florida, one of the largest universities in the country, sits a short distance north-west of this stretch of road, and beside it is Central Florida Research Park, the densest concentration of jobs in east Orange. Simulation and training for the defence agencies, engineering, optics and photonics, aerospace suppliers and a long list of technology employers cluster there. If you work there, or in the medical campuses around it, this address puts you on the right side of the county.

The second anchor is everyday life, and that is Waterford Lakes. The town center and the commercial district around it are the main shopping, dining and cinema destination for this whole side of Orlando, with the big-box anchors, grocery stores and services a rural corridor does not have. Alafaya Trail is the spine that connects it all, and it is the road you will use for almost everything that is not a commute.

Two toll expressways define getting out of the area. State Road 408, the East-West Expressway, is the direct run into downtown Orlando and across to the western suburbs. State Road 417, the Central Florida GreeneWay, is the eastern beltway, arcing south towards the airport and the attractions corridor and north towards Oviedo and Sanford. Between them you reach most of metropolitan Orlando without threading surface streets, which is the practical reason east Orange grew the way it did. Both are toll roads, and tolls are a genuine monthly line item here rather than an afterthought, so price your own commute on the current schedule with and without a transponder. We publish no drive times or mileages, because none were measured for this site.

Now the character of the immediate surroundings, which a listing will not tell you. This stretch of Hancock Lone Palm Road is not suburban. It is rural-residential and still visibly agricultural: homesteads on tracts from an acre to fifteen, pasture and old grove ground, a large mobile home community further along the road, and two-lane county asphalt built for a handful of households rather than a subdivision. The site itself is a rural homestead and acreage today, with a house from the late nineteen-seventies on one of the three parcels, presumably to be removed.

Understand that and you will be happy here. This is an infill pocket inside a rural corridor, not a master-planned expansion area: no two-thousand-home plan with a decade of phases opening behind you, no clubhouse with a lazy river, just a small community dropped into countryside that is slowly changing around it. The quiet is real now, and roads built for pasture get widened eventually. That is the trade when you buy early in a place that is turning over, and it is a good trade made knowingly.

Schools

Orange County Public Schools serves the entire county, so the district is not in question. The attendance zones are, and we would rather tell you that than guess. Zones are assigned by address, this land has no addresses, and the interior streets do not physically exist, which makes a specific assignment genuinely unknowable today rather than merely unresearched. It matters more here than usual, because east Orange has grown quickly and the district rezones to follow capacity. Once your lot has a real address, run it through the district's own school locator, and if you are buying for a specific school, make that a written condition of your contract.

Buying new construction with someone on your side

The person at the sales desk in a builder's model home works for the builder. They are often genuinely helpful, and they are also paid to represent the party on the other side of your contract. You are entitled to your own representation, and on new construction it generally costs nothing extra, because builders budget for a buyer's agent whether or not you bring one.

The part that catches people is the timing. Most builders will only recognise your agent if that agent is named from your very first visit or registration. Walk into the model alone, give your details at the desk, and in many cases you have given away the right to be represented for the rest of the transaction. If you want someone reading the contract, pricing the upgrades honestly and pushing for the incentives genuinely available, arrange it before you tour.

A pre-construction contract is also not a resale contract, and the differences are where the money is. Whether your deposit is held in escrow or spent on construction. The specification allowances, and what a selection costs once you leave the included list. What happens if the schedule slips, and whether there is any remedy or simply a right for the builder to extend. Whether the price is locked. What the warranty covers, for how long, and who honours it. Whether you may use your own lender without losing an incentive, and bring your own inspector during framing rather than only at the final walkthrough. On this site add two more: the lot-specific flood determination and finished-floor elevation above, and confirmation of the zoning and development approval your home is being built under. All of it is negotiable and worth reading closely.

One more piece of context about buying early. On a community this size the first release of homesites is small, and it is where the lots that back onto something other than another house tend to be. Those go to people who were ready before the model opened. On this site the early releases are also where the homesites most likely to be clear of the mapped hazard boundary get allocated, which gives being early a concrete value here that it does not always have.

Communities it is easy to confuse

Worth repeating, because the search results for this road are a mess. Hancock Lone Palm is a separate recorded subdivision on the same road from a different national homebuilder; it is not this project and not an earlier name for it. There is also a Lone Palm Road in the same ZIP code that is a different road, so "Lone Palm" alone is not a reliable search term. And the builder named as applicant here has other, unrelated Orlando-area communities, some selling with published prices; none of that pricing tells you anything about this site.

Questions