3 Best Small Towns Near Orlando You Need to See (If You Want Space, Charm, and a Better Lifestyle)

Every week we talk with people relocating to Central Florida. And lately, a clear trend has emerged: many buyers are choosing small towns near Orlando instead of living in Orlando itself. It’s not just about affordability. It’s about lifestyle.

People want:

• More space and acreage
• Less traffic and noise
• Charming downtowns and community events
• Quick access to Orlando jobs, attractions, and beaches

Fortunately, Central Florida has several small towns that offer exactly that balance. If you're relocating to the area, these three small towns near Orlando deserve a closer look.

1. Mount Dora: Historic Charm and Lakefront Living

Located about 35 miles northwest of Orlando, Mount Dora is widely known for having one of the best downtown districts in Central Florida. With a population of around 18,000, the city offers a small-town feel while still providing easy access to Orlando via the nearby 429 beltway.

Why people love living in Mount Dora

Mount Dora’s downtown is a major draw. The area features:

• Historic architecture
• Boutique shops
• Local restaurants (mostly non-chain)
• Live music on weekends
• Major festivals that draw visitors from across the region

The city also sits along Lake Dora, part of the Harris Chain of Lakes, giving residents access to boating, fishing, and waterfront views.
Another unique feature? Mount Dora has hills, which is unusual for Central Florida.

Housing in Mount Dora

Mount Dora offers a wide variety of homes, including:

• Historic homes near downtown
• Golf communities like Country Club of Mount Dora
• 55+ communities such as Lakes of Mount Dora
• Gated communities like Sullivan Ranch
• Acreage properties and rural estates outside town

Buyers who want land can often find 1 to 20+ acre properties within minutes of downtown.

The median home price typically falls between $440,000 and $450,000, making it the most expensive of the three towns featured here. However, property taxes are often lower because the city is located in Lake County.

For buyers who want a charming downtown plus space and countryside, Mount Dora delivers both.

2. DeBary: Affordable Living With an Outdoor Lifestyle

Located about 26 miles north of Orlando along I-4, DeBary offers a convenient commute while maintaining a quiet, suburban feel.

With roughly 23,000 residents, the city feels smaller than its population suggests and attracts buyers looking for affordable homes near Orlando without big-city congestion.

Easy access to jobs and amenities

One major advantage of DeBary is location.
Residents are just:

• 15–20 minutes from Sanford
• 20 minutes from Lake Mary
• 25–40 minutes from Orlando
• About 45 minutes from Central Florida beaches

Nearby Sanford’s historic downtown provides restaurants, breweries, and shops, while Lake Mary offers major employment centers.

A growing downtown district

Unlike Mount Dora, DeBary historically didn’t have a traditional downtown. That’s changing. A new downtown development near the SunRail station is planned with:

• Approximately 750 residential units
• Retail and restaurant space
• Community plaza space

If completed as planned, this project could significantly enhance DeBary’s walkability and local amenities.

Outdoor recreation in DeBary

For outdoor enthusiasts, DeBary shines. The city sits on the St. Johns River, one of the best bass fishing waterways in the country. Residents enjoy:

• Boating and jet skiing
• Fishing for bass and speckled perch
• Kayaking and paddleboarding

DeBary is also a major trail hub, connecting several cycling and hiking trails including the East Central Regional Rail Trail.
Nearby nature attractions include:

• Gemini Springs Park
• Blue Spring State Park
• De Leon Springs State Park

These parks offer kayaking, swimming, hiking, and even winter manatee viewing.

Housing in DeBary

The city offers a wide range of homes, including:

• Golf communities like DeBary Plantation
• Gated communities like Riviera Bella
• New construction communities such as Rivington and Spring Walk

Older neighborhoods also provide more affordable housing options.

The median home price in DeBary is around $375,000, with some homes still available between $200,000 and $300,000, making it a strong value compared to Orlando.

For buyers seeking affordability, outdoor recreation, and a convenient commute, DeBary is one of the best small-town options near Orlando.

3. Lake Helen: Central Florida’s Hidden “Mayberry”

If you want true small-town living, Lake Helen may be the most unique town on this list.

With a population of only about 3,000 people, Lake Helen is often described as “Mayberry-like.” In fact, the town doesn’t even have a single traffic light.

Located about 35 miles north of Orlando, Lake Helen sits near DeLand and roughly 30 minutes from the beaches.

A strong sense of community

Lake Helen’s charm comes from its tight-knit community and quiet atmosphere.
Popular local traditions include:

• Saturday farmers markets
• The annual Strawberry Festival
• July 4th fireworks
• The Butler Express Christmas celebration with caroling, cocoa, and decorated homes

These events help create one of the strongest community cultures in the Orlando region.

What daily life looks like

There aren’t many commercial businesses in Lake Helen. Instead, residents enjoy:

• Blake Park
• An equestrian center
• Local churches and small restaurants

For larger shopping trips, residents typically drive 15 minutes to DeLand or Orange City.

Housing in Lake Helen

Housing here reflects the town’s historic character.
Buyers will find:

• Farmhouse-style homes
• Historic properties
• Ranch homes
• Large wooded lots
• Limited new construction

There are also small HOA communities like Woods of Lake Helen, where annual dues are only about $145.
Prices vary widely:

• Some single-family homes sell under $300,000
• Larger homes in newer communities can reach the $500s or $600s

Lake Helen is best suited for buyers who want peace, quiet, and a slower pace of life.

Which Small Town Near Orlando Is Right for You?

Each of these Central Florida towns offers something different:

• Mount Dora: Charming downtown, lake lifestyle, and historic homes
• DeBary: Affordable housing and outstanding outdoor recreation
• Lake Helen: True small-town living with strong community charm

For many buyers relocating to the Orlando area, these communities provide a better balance of lifestyle, space, and convenience than living in the city itself.

As top Realtors in the Orlando area, The Shaver Group helps homeowners position their properties to achieve the highest value the market will support. Through local expertise, data-driven strategy, and proactive planning, we guide our clients through every step—whether they’re preparing to sell now or simply protecting their long-term investment.