These are the real platted communities of Altamonte Springs and the year the county appraiser records them as built. The city has 213 distinct recorded subdivisions across 13,253 improved residential parcels. The 20 largest are below, with a median year built and the share of each built in the 1970–1989 strip-heat era. If your community is not listed, we still serve it — the table is the twenty biggest, not the twenty we work in.
| Recorded plat name | Type | Parcels | Median yr | Age | 1970–89 | Median sq ft | Pools |
|---|---|---|---|---|---|---|---|
| Lakewood Park A Condominium | Attached | 502 | 1986 | 40 | 100.0% | 712 | — |
| Hidden Springs Condo | Attached | 392 | 1986 | 40 | 82.7% | 1,044 | — |
| Crescent Place At Lake Lotus Condominium | Attached | 390 | 2000 | 26 | 0.0% | 1,106 | — |
| Royal Arms Condo | Attached | 328 | 1972 | 54 | 100.0% | 1,252 | — |
| Oasis At Pearl Lake A Condominium | Attached | 316 | 1988 | 38 | 100.0% | 674 | — |
| Waterside At Cranes Roost A Condominium Community | Attached | 293 | 1980 | 46 | 99.7% | 496 | — |
| Sanlando | Not stated | 287 | 1972 | 54 | 47.0% | 1,677 | 71 |
| Landing A Condominium | Attached | 282 | 1987 | 39 | 100.0% | 1,019 | — |
| Bona Vista Condominium | Attached | 252 | 1997 | 29 | 0.0% | 890 | — |
| Destiny Springs Condominium | Attached | 249 | 1973 | 53 | 100.0% | 826 | — |
| Spring Oaks Unit 4 | Not stated | 249 | 1974 | 52 | 99.2% | 1,849 | 111 |
| Sandy Cove | Not stated | 244 | 1972 | 54 | 100.0% | 633 | — |
| Capistrano | Not stated | 224 | 1970 | 56 | 100.0% | 1,026 | — |
| Spring Oaks Unit 3 | Not stated | 217 | 1973 | 53 | 100.0% | 1,849 | 93 |
| Brantley Terrace Condo Phs 1 Thru 7 | Attached | 210 | 2001 | 25 | 0.0% | 1,208 | — |
| Spring Oaks | Not stated | 197 | 1972 | 54 | 99.0% | 1,849 | 111 |
| Cranes Roost Villas | Not stated | 187 | 1986 | 40 | 71.1% | 1,385 | — |
| Oak Harbour Sec 3 A Condo | Attached | 168 | 1985 | 41 | 100.0% | 1,350 | — |
| Stone Creek At Wekiva A Condominium | Attached | 168 | 1984 | 42 | 100.0% | 1,139 | — |
| Country Creek The Trails At | Not stated | 164 | 1985 | 41 | 99.4% | 1,486 | 17 |
Source: Seminole County Property Appraiser CAMA extract (Parcels.csv, 5 September 2026), tax district A1 — Altamonte Springs. 13,253 improved residential parcels: single-family, townhome and condominium. Apartments and manufactured homes excluded. Percentiles are nearest-rank on actual observed values, so every median shown is a real year that exists in the data, not an interpolation. “Attached” here means one thing only: the recorded plat name contains ‘Condominium’ or ‘Condo’. It is a test of the name, not of the structure — plats such as Sandy Cove and Cranes Roost Villas are attached product without saying so in the plat name, which is why they are marked ‘not stated’ rather than detached.
Of the twenty largest platted communities in Altamonte Springs, 12 are recorded as condominiums — 3,550 of the 5,319 parcels in the table, or 66.7%. The largest single community in the city, Lakewood Park A Condominium, is 502 parcels at a median 712 sq ft, all built in 1986.
That is why the median living area across the whole city is only 1,325 sq ft. It is also why a contractor who only knows how to work on a house in an attic will struggle here.
Detached 1959–1978
One of the oldest tracts inside the city. Detached, roughly 1,015–2,266 sq ft. Built before residential heat pumps were common in Central Florida, so the original systems were straight-cool air conditioning with electric strip heat. Most have been through two or three changeouts; the ducts usually have not.
Detached 1963–1967
Detached mid-1960s block construction, 1,426–2,711 sq ft. Any duct system still on its original trunk line here is around 60 years old.
Detached 1966–1967
Detached, 1,200–4,106 sq ft. A two-year build window means the whole subdivision's original equipment aged out on the same schedule — and the replacements after that tend to cluster too.
Mixed 1968–1984
Mixed attached and detached, 420–5,733 sq ft, dues from $0 to about $525/mo. The attached product here is where association approval for condenser placement is most likely to apply.
Detached 1970–1981
Detached, roughly 2,200–4,700 sq ft, four and five bedrooms, HOA. Houses this size from this era are common candidates for two systems or a zoned layout when they are replaced.
Attached circa 1972
Attached units, 607–1,029 sq ft, one and two bedrooms, dues to about $600/mo. Unit sizes this small usually mean 1.5 to 2 ton equipment on a closet or wall air handler with very little service clearance.
Detached 1972–2006, bulk in the 1970s
Detached, 1,558–4,037 sq ft, quarter-acre-plus lots, minimal HOA ($0–$30/mo). Heavy oak canopy: shaded condensers, but a serious leaf and debris load on the coil.
Mixed 1974–1996
Lakefront on Lake Orienta, attached and detached, 878–2,002 sq ft, dues to about $833/mo. A community where the association, not the owner, may control where exterior equipment sits.
Mixed circa 1975
Small attached and detached units, 785–1,065 sq ft, dues to about $372/mo. Low-price stock, which is where repair-versus-replace arithmetic is tightest.
Mixed 1980–1981
Attached and detached, 1,339–1,653 sq ft, dues around $600–$700/mo.
Detached circa 1980
Detached, averaging about 2,587 sq ft, four bed / two bath, HOA around $525. Early-1980s houses are the last generation likely to have been replaced once onto R-22 and now be due again.
Mixed 1985–1993
Attached and detached, 1,072–4,049 sq ft, several sub-associations with dues from about $91 to about $410/mo. Newer than the city average, so more of these are on their second system than their third.
Detached circa 1995
Gated, detached, 2,712–3,435 sq ft, four and five bedrooms. Houses this size in Central Florida frequently ran two systems from new, which doubles the scope of a replacement.
Build-year ranges and HOA dues from neighborhoods.com, which derives them from MLS listing data rather than public records. Where these ranges overlap the county parcel extract — Sandy Cove, Spring Oaks, Oak Harbour and Country Creek — the two sources agree.
Part of ZIP 32714 is not in Altamonte Springs at all. The unincorporated Forest City CDP — 14,623 people at the 2020 census — had its historic centre annexed into the city, leaving addresses that read “Altamonte Springs, FL” while the parcel sits in unincorporated Seminole County. The city's own comprehensive plan goes further, describing islands of unincorporated county “completely surrounded” by the city, “found along the perimeter of all four quadrants of the City.”
Being surrounded by city streets does not put a parcel inside the city. The parcel has to be checked against the Seminole County Property Appraiser before the permit application goes in, because pulling it at the wrong counter costs days on a job where the homeowner has no air conditioning. We check the parcel before we file.
Sources: Forest City, Florida; City of Altamonte Springs CITY PLAN 2030, Future Land Use Element DIA, “Adjacent Areas”, altamonte.org.
The City of Altamonte Springs runs its own Building & Fire Safety Division. A changeout inside the city limits is filed with them.
ZIP 32714 is split with the unincorporated Forest City CDP (population 14,623 at the 2020 census), whose historic centre was annexed into the city. Those addresses read “Altamonte Springs, FL” and file with the county.
Central and eastern Altamonte Springs. Weathersfield, Oakland Estates, Lake Orienta, Sanlando and the Cranes Roost condominium communities.
Western Altamonte Springs — Spring Oaks, Spring Valley, Stone Creek at Wekiva — and the unincorporated Forest City area, which files its permits with Seminole County.
We also work in Fern Park (32730), Casselberry (32707), Longwood (32750), Maitland (32751) and Wekiva Springs (32779).
32715 and 32716 are PO-box-only ZIPs and carry no deliverable street addresses.