| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Best |
| Demographics | 73rd | Best |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14504 Brackenfern Cres, Winter Garden, FL, 34787, US |
| Region / Metro | Winter Garden |
| Year of Construction | 2008 |
| Units | 37 |
| Transaction Date | 2021-12-01 |
| Transaction Price | $116,800,000 |
| Buyer | AVENUE OF GROVES FL PARTNERS LLC |
| Seller | VR FALCON SQUARE HOLDINGS LP |
14504 Brackenfern Cres Winter Garden Multifamily Investment
Positioned in a high-income suburban pocket with steady renter demand and schools rated in the top quartile locally, this asset benefits from resilient occupancy dynamics according to WDSuite s CRE market data.
Winter Garden s neighborhood scores place it in the top quartile among 465 Orlando Kissimmee Sanford metro neighborhoods, signaling strong fundamentals for multifamily. Average school ratings rank in the top quartile metro-wide and test in the 93rd percentile nationally, a draw for family renters and a contributor to retention. Amenities are competitive for a suburban location, with dining and daily-needs retail coverage trending above the national midpoint.
WDSuite s neighborhood data indicates occupancy running above the metro median and modestly above the national midpoint, supportive of income stability. Median contract rents at the neighborhood level benchmark high relative to national peers, while the rent-to-income profile trends near the national midpoint, suggesting manageable affordability pressure and aiding lease renewals.
Within a 3-mile radius, population and household counts have grown in recent years and are projected to increase further, expanding the local renter pool. Household incomes in the immediate area skew upper-tier and are forecast to rise, supporting demand for quality rentals and offering room for disciplined pricing as leases turn.
Home values in the neighborhood test in the upper national percentiles, reflecting a high-cost ownership market that can reinforce reliance on multifamily housing. For investors, this typically supports depth of demand and reduces volatility, though it places a premium on service quality and asset upkeep to sustain pricing power over time.
Neighborhood safety indicators sit around the national midpoint overall (safer than roughly half of neighborhoods nationwide), with meaningful improvement in property-related incidents over the past year. According to WDSuite s validated estimates, property offense rates declined sharply year over year, ranking among the stronger improvements nationally. Violent offense measures trend below the national midpoint but have also improved, pointing to a constructive trajectory.
Investors should view trends directionally: recent momentum is favorable, yet variability can persist across suburban sub-areas. Risk management including lighting, access controls, and insurance benchmarking remains prudent while the broader trend continues to normalize.
The area benefits from access to diversified employers that support commuter convenience and a stable renter base, including insurance/financial services, restaurant corporate, logistics, industrial gases, and cybersecurity offices.
- Prudential insurance/financial services (9.9 miles)
- Darden Restaurants restaurant corporate (11.2 miles) HQ
- Ryder logistics (11.6 miles)
- Airgas Specialty Products industrial gases (17.0 miles)
- Symantec cybersecurity (26.2 miles)
This Winter Garden asset is anchored by favorable suburban fundamentals: neighborhood performance ranks in the metro s top quartile, occupancy trends sit above the metro median, and household incomes within a 3-mile radius skew upper-tier. Elevated local home values point to a high-cost ownership environment that can sustain multifamily demand and support measured rent growth, while school quality and amenity access aid tenant retention. Based on commercial real estate analysis from WDSuite, rent levels and rent-to-income dynamics indicate manageable affordability pressure, reinforcing income durability.
Forward-looking demographics show continued population and household growth within 3 miles, expanding the potential renter base. The local employer mix provides commute-friendly job access, supporting leasing stability. Investors should balance these strengths against a comparatively smaller renter-occupied share in this suburban submarket and the need for continued operational focus as safety metrics normalize.
- Top-quartile neighborhood performance in the Orlando metro supports durable demand
- Occupancy above the metro median and schools testing in the national top quartile aid retention
- High-cost ownership market reinforces reliance on rentals and pricing power potential
- 3-mile population and household growth expands the renter pool over the medium term
- Risks: lower renter-occupied share for the submarket and safety metrics still normalizing despite recent improvement