Orange County · ZIP 32806 · Curry Ford West Main Street District
Hourglass District
Orlando's fastest-appreciating inner-ring neighborhood — named for its hourglass-shaped lake, built around a 42-tap brewery and one of the city's best independent dining corridors. Craftsman bungalows, 10 min to downtown, Boone HS magnet.
Hourglass District Overview
Inner-Ring Urban · Orange County · Platted 1924
From pawn shops to Pizza Bruno — the real story
The Hourglass District is named for a small, hourglass-shaped lake at the intersection of South Bumby Avenue and Curry Ford Road in southeast Orlando. The area was platted as the Hourglass Lake Park Subdivision in 1924— one of Orlando's original residential plats — and built out primarily through the 1940s–1970s as a working-class neighborhood with a mix of Craftsman bungalows, ranch homes, and a commercial strip along Curry Ford Road.
By the 2000s, the Curry Ford commercial corridor had declined: pawn shops, convenience stores, and vacant storefronts dominated a strip surrounded by intact residential blocks. That changed around 2017, when developers Giovanni Fernandez and Elise Sabatino of National Real Estate LLC purchased five prime acres at Bumby and Curry Ford and began restoring and repurposing older buildings, replacing floundering tenants with independent food, beverage, and retail businesses. They named the result the Hourglass District.
In October 2018, the City of Orlando recognized the broader corridor as the Curry Ford West Main Street District— giving it access to city financial assistance, technical support, and the Orlando Main Streets promotional apparatus. Today the 1.5-mile Curry Ford West corridor, anchored at its western end by the Hourglass node, is one of the most concentrated independent-business corridors in the Orlando metro. In 2024, National Real Estate committed to a $170 million investmentover four years — 74 townhomes, a mixed-use building, and continued commercial activation.
For buyers, the analogy is simple: this is what the Thornton Park and Mills 50 corridors looked like a decade before their respective appreciation spikes. The commercial catalyst is real, the city backing is committed, and the entry prices are still 25–35% below comparable neighborhoods with finished prestige.
Hourglass Anchors
- ✦ Hourglass Brewing — 42 rotating taps, community taproom
- ✦ Foxtail Coffee — Orlando's best-known independent coffee brand
- ✦ Pizza Bruno — James Beard-recognized Neapolitan pizza
- ✦ Curry Ford West — City of Orlando Main Street District (2018)
- ✦ $170M development pipeline — National Real Estate (2024–2028)
- ✦ Boone HS Magnet — Criminal Justice, Law & Finance · 1.5 miles
- ✦ Bumby Ave bike lane — connects to Lake Eola and downtown
The appreciation timeline to watch
The Hourglass District in 2026 rhymes with Thornton Park in 2012–2014. Curry Ford West has the James Beard restaurant, the committed developer, the city's Main Street designation, and the bungalow stock. What it doesn't yet have is the prestige premium — and that is the opportunity.
The Commercial Node
42 taps. James Beard pizza. French-Vietnamese pastry.
The Hourglass / Curry Ford West corridor is one of the most concentrated independent-business dining districts in the Orlando metro — and it sits inside a residential neighborhood, not a tourist zone. This is the lifestyle asset that drives real estate.
Brewery
- Hourglass Brewing — District TaproomThe neighborhood's social anchor. 42 rotating beers on tap plus two nitro taps. Tuesday trivia, Wednesday bingo, Thursday board games. String-lit patio. The de facto living room of the Hourglass District.
Coffee
- Foxtail Coffee — Hourglass DistrictLocated in the Hourglass Social House building. Indoor and outdoor seating. One of Orlando's best-recognized independent coffee brands; this location retains the community-hub character most intact.
Dining — Hourglass Node
- F&D Woodfired Italian KitchenFull-service Italian, wood-fired menu, neighborhood anchor.
- LeguminatiVegan eatery in the Hourglass Social House — crunch wraps, bowls, plant-based global menu. Loyal neighborhood following.
Dining — Curry Ford West Corridor
- Pizza BrunoNeapolitan-style pizza. James Beard Foundation Award consideration. Draws diners from across the metro — a national-caliber concept in a residential neighborhood corridor.
- Claddagh Cottage Irish Pub2421 Curry Ford Rd. Authentic Irish pub experience, live local musicians on Wednesdays. A long-standing neighborhood institution.
- Le Ky Patisserie2411 Curry Ford Rd. French-Vietnamese fusion bakery — a rare and distinctive concept. The type of independent business that defines early-appreciation corridors.
- Black Rooster TaqueriaOrlando-local taco brand. Expanded to the Hourglass District. Consistent quality, strong local following.
- Papa LlamaModern Peruvian. Hourglass corridor standout with regional recognition.
- Zaza Cuban Comfort FoodCuban comfort classics. Neighborhood favorite on the Curry Ford strip.
- Tamale Co.Mexican street food. Long-standing Curry Ford West presence.
Retail & Market
- Grocery Los HermanosLocal Mexican market — the mom-and-pop market anchor of the Curry Ford corridor. Practical daily shopping within the neighborhood.
Why the commercial corridor matters for real estate
Orlando is a car-dependent city. Neighborhoods where you can walk to a brewery, coffee shop, and multiple restaurants without driving are genuinely rare — and they command meaningful appreciation premiums. The Hourglass / Curry Ford West corridor is already doing for 32806 what Park Avenue did for Winter Park and Central Avenue did for Thornton Park: anchoring a neighborhood identity, drawing metro-wide attention, and creating the demand pressure that moves prices. Pizza Bruno's James Beard recognition alone signals that the food quality here is real, not a first wave of trend-chasing pop-ups.
Sub-Areas
4 distinct zones — walkable core to investor edge
The Hourglass District is not uniform. Proximity to the commercial node, lot size, housing vintage, and school feeder all vary by sub-area. Understanding the zones is the difference between paying the right price and overpaying.
Hourglass Core — Curry Ford / Bumby Node
$425K–$975K+
Walkable · restaurants · brewery · coffee · 1924 plat · Craftsman bungalows + new infill
The commercial and cultural heart of the neighborhood, centered on the intersection of South Bumby Avenue and Curry Ford Road. Hourglass Brewing, Foxtail Coffee, Leguminati, F&D Woodfired Italian Kitchen, and more are walkable from residential streets. The oldest and most distinctive housing stock in the neighborhood — 1920s–1940s Craftsman bungalows on some of the only oversized lots that back to Hourglass Lake. New infill townhomes (74 units under development by National Real Estate) are establishing a new $550K–$750K price tier.
North Hourglass — Lake Como Border
$375K–$600K
Quieter residential · mid-century · appreciating · 32806/32803 border · under SR-408 influence
The northern edge of the Hourglass residential area transitions into the Lake Como neighborhood, sandwiched between the East-West Expressway (SR-408) and the Curry Ford corridor. Mid-century modern and ranch homes from the 1950s–1970s; the same bungalow character with slightly more varied stock. Teardown activity is present — buyers comfortable with SR-408 proximity find better values here. Lake Como K-8 is the primary school in this zone.
East Hourglass — Conway Edge
$330K–$520K
Investor-active · original condition · larger lots · 32806/32812 border · ~1 mile from commercial node
The eastern portions of the Hourglass residential area transition toward unincorporated Conway as you approach South Conway Road. This is where the price gap between Hourglass appreciation and Conway conventional pricing creates the best renovation opportunity. Larger lots (6,500–9,500 sq ft), 1960s–1970s ranch stock in more original condition, and investor/flipper activity at its highest concentration. Conway Elementary and Conway Middle are the primary school feeders for this sub-area.
West Hourglass — SoDo Border
$360K–$575K
SoDo adjacency · renovated ranches · urban access · ~1.5 miles to Orange Ave · Pineloch area
The western Hourglass District approaches the SoDo commercial corridor and Orange Avenue. Proximity to Orlando Health (5–7 min), SoDo retail, and the Publix/Whole Foods grocery options adds practical daily-life value. Mix of original ranches and renovated homes; the SoDo proximity premium is real for healthcare workers and urban professionals. Slightly more walkable to SoDo amenities; slightly less walkable to the Hourglass commercial node.
Architectural character
Craftsman bungalows, Florida ranch, and new infill
The Hourglass District's housing stock spans nearly a century — from 1924 Craftsman bungalows on South Bumby Avenue to 2025 infill townhomes on Clark and Raehn Streets. The range is wider than most Orlando inner-ring neighborhoods, which means buyers at every price point and risk tolerance find something that fits.
The 1920s–1940s Craftsman bungalows are the most architecturally distinctive stock: small footprints (800–1,400 sq ft), front porches with tapered columns, low-pitched gable roofs with decorative rafter tails, original hardwood floors, and built-ins. The best examples back to Hourglass Lake on oversized lots. These homes are increasingly scarce in unaltered condition; renovated examples command the strongest premiums in the neighborhood.
The dominant stock across the broader neighborhood is 1950s–1970s Florida ranch: single-story, 1,100–1,800 sq ft, modest lots (6,000–9,000 sq ft), original terrazzo or hardwood floors, carports common pre-1980. These are the primary renovation targets — good bones, simple footprints, lot sizes that support a pool or addition. New infill on teardown lots is bringing 1,800–2,600 sq ft Florida-contemporary and Craftsman-influenced builds, priced $600K–$975K+.
What ages the original stock
- ✦ Single-pane windows (pre-impact) — budget for replacement
- ✦ Original HVAC and plumbing (1950s–1970s vintage)
- ✦ Carports vs. enclosed garage — common through late 1970s
- ✦ Builder-grade kitchens and baths in ranch stock
- ✦ Rooflines requiring modern waterproofing review
What's irreplaceable
- ✦ Bungalow character — 1920s–1940s Craftsman stock cannot be replicated at any price
- ✦ Hourglass Lake frontage — zero new lakefront lots will ever exist
- ✦ Mature tree canopy — 50–80-year oak and magnolia coverage on Bumby Ave
- ✦ Walkable commercial node proximity — street-grid urbanism predating car-dependent planning
- ✦ Land value floor of $150K+ — renovation investment is supported by underlying lot value
Schools · OCPS · Orange County Public Schools
Boone HS Magnet, Pershing K-8, and in-zone access
The Hourglass District is served by OCPS — Florida's 8th-largest district, “A”-rated by the Florida DOE in 2024 and 2025. Always verify school assignment for your specific address using the OCPS Find My School tool before purchase.
Elementary Schools
Pershing K-8
PK–8 · 1800 E Pershing Ave, Orlando, FL 32806
OCPS K-8 school directly in the 32806 ZIP code, serving northern portions of the Hourglass area. Offers Gifted & Talented and Project Lead The Way curriculum. Students transition to Boone HS. Enrollment ~1,057.
Conway Elementary
PK–5 · 4600 Anderson Rd, Orlando, FL 32812
Primary elementary feeder for eastern 32806/32812 portions of the Hourglass area. Feeds into Conway Middle School.
Middle School
Conway Middle School
6–8 · 4600 Anderson Rd, Orlando, FL 32812
Primary middle school for eastern Hourglass District and Conway-edge addresses. OCPS A-rated district. Students in the Pershing K-8 pipeline typically transition directly to Boone HS.
High School
William R. Boone High School
9–12
#11 Best Public High School in Orlando Metro (Niche 2026) · #102 in Florida (U.S. News)
The primary OCPS high school for the Hourglass District — located at 1000 E. Kaley Street, just 1.5 miles from the Hourglass core. Opened 1952; enrollment ~3,000. Boone's Criminal Justice, Law & Finance Magnet program — three AP and dual-enrollment college-prep academies — earned national honoree recognition from Magnet Schools of America. The Criminal Justice track prepares students for law enforcement, corrections, and federal agencies. The Finance academy covers accounting, economics, and financial management. The Law academy addresses constitutional, criminal, civil, and employment law. The magnet draws applicants from across Orange County via OCPS's open application process, making Boone a destination school, not merely a default zone assignment.
Private alternatives (nearby)
Lake Highland Preparatory School
PK–12 · Niche A+ · one of Orlando's most recognized private schools · ~12 min north
Bishop Moore Catholic High School
9–12 · near downtown Orlando · ~10–12 min northwest
The First Academy (Winter Park)
PK–12 Christian · Niche A+ · 100% college acceptance · ~20 min
Edgewater High School IB Programme
Full IB Diploma Programme (OCPS) · College Park campus · ~15 min northwest
Commute & Access
10 minutes to downtown. 5 to Orlando Health.
The Hourglass District sits at the geographic hinge between urban and suburban Orlando — close enough to downtown and the hospital corridor to commute without highway stress, far enough to feel like a neighborhood rather than a transit hub.
| Destination | Drive Time | Route / Notes |
|---|---|---|
| Downtown Orlando | ~10 min | Via Bumby Ave north or Kaley Ave west · 3.5 miles |
| SoDo / South Orange Ave | ~5–7 min | Via Curry Ford Road west to Orange Ave corridor |
| Orlando Health / ORMC | ~5–7 min | Via Bumby Ave north to Kaley · ~2 miles · major employer anchor |
| Thornton Park / Lake Eola | ~10–12 min | Via Bumby north, east on Central Ave · Lake Eola adjacency |
| MCO — Orlando International Airport | ~15–18 min | Via Hoffner Ave to SR-528 · ~7–9 miles southeast |
| Beachline (SR-528) on-ramp | ~10 min | Via Hoffner Ave south — Space Coast, Lake Nona, east I-4 |
| Lake Nona / Medical City | ~20–25 min | Via SR-528 east — good for hospital and VA employees |
| Walt Disney World | ~30–35 min | Via I-4 west from downtown |
| Beaches (Cocoa Beach) | ~55–60 min | SR-528 east — fastest beach run from south Orlando |
| Lake Mary / Heathrow | ~30–35 min | I-4 north — technology and corporate corridor |
Drive times are off-peak estimates. I-4 and downtown approach corridors add 5–10 min during AM peak. MCO direction (southeast via SR-528) has minimal peak-hour conflict.
Market Data · 2026
Median ~$464K. $170M pipeline. Still 25% below Thornton Park.
The 32806 market has tracked above Orlando's citywide appreciation since 2020. The Hourglass area adds a neighborhood-specific premium driven by the commercial catalyst and the committed development pipeline. The price gap to Thornton Park remains meaningful — and it is narrowing.
| Tier | Price Range | Typical Terms | What You Get |
|---|---|---|---|
| New infill / custom SFR | $600K–$975K+ | Cash + jumbo | Teardown lots rebuilt to custom or semi-custom spec. Proving the neighborhood's price ceiling. Extremely limited inventory; competitive when available. |
| New townhomes (National RE) | $550K–$750K | Conventional | 74-unit townhome project at Clark and Raehn Streets. First units expected Q4 2025–Q1 2026. Will establish a new price tier and add buyer options in the $550K–$750K range. |
| Fully renovated SFR | $500K–$700K | Conventional | Full kitchen, bath, flooring, HVAC, roof, impact windows. The most active and competitive segment. Well-priced examples move in 30–45 days. |
| Mid-update SFR | $400K–$550K | Conventional + FHA | Partially updated — some improvements but not full renovation. Widest pool of available inventory. Good entry for owner-occupants willing to complete improvements over time. |
| Original-condition SFR | $330K–$430K | Conventional + FHA + cash | Unrenovated 1950s–1970s ranch or bungalow. Primary target for investors and flippers. East and south edges of the neighborhood. Renovation upside is the value proposition. |
Market dynamics (2026)
- ✦ ZIP 32806 median sold: ~$464K · 478 transactions (trailing 12 mo)
- ✦ Teardown lot floor: $150K+ · renovation economics are supported
- ✦ Days on market: 45–70 days avg; renovated examples move in 30–45
- ✦ Renovation premium: 20–30% over unrenovated peer
- ✦ New price ceiling: $975K (1605 Jessamine Ave custom build, 2025)
- ✦ 74 new townhomes under construction — expanding supply at $550K–$750K
What drives Hourglass appreciation
- ✦ Downtown proximity at discount — 3.5 miles at prices 25–35% below Thornton Park
- ✦ Walkable commercial node — rare in car-dependent Orlando metro
- ✦ City Main Street designation — public-sector commitment is real, not aspirational
- ✦ $170M developer pipeline — committed capital from the neighborhood's creator
- ✦ Bungalow scarcity — 1920s–1940s stock cannot be replicated; appreciation compounds
- ✦ Orlando Health adjacency — largest employer within 5–7 min; consistent demand anchor
Who buys here
The 6 buyer types the Hourglass District actually transacts with
The Downtown-Priced-Out Urban Buyer
Has $400K–$600K and wants urban character, walkability, and independent businesses. Has looked at Thornton Park ($700K+), Baldwin Park ($800K+), and Winter Park ($750K+). Discovers Hourglass. The same bungalow stock, the same 10-minute downtown access, 25–35% lower entry price. Buys quickly once they find it.
The Renovation Investor / Flipper
Understands the 32806 fundamentals and the Thornton Park appreciation comparison. Targets original-condition ranches at $330K–$420K. Invests $80K–$120K in a full renovation. Lists at $520K–$650K. The spread still works in 2025–2026; competition is increasing and the window is narrowing compared to 2020 vintage.
The Young Professional Couple
Early careers, no children yet, dual income, $450K–$600K budget. Hourglass is genuinely walkable to beer, coffee, and restaurants — rare in Orlando. 10 minutes to downtown jobs. School zones are a secondary consideration. The renovated bungalow or new townhome is the pitch.
The Healthcare Anchor Buyer
Medical professional or allied health employee at Orlando Health / ORMC or Arnold Palmer Hospital for Children. 5–7 minute commute to the hospital is difficult to find at this price point in Orlando. The neighborhood character is a bonus; the commute is the closer.
The Boone HS Magnet Family
Parent with middle-school-age children who has researched OCPS magnets and identified Boone's Criminal Justice, Law & Finance program as the right fit. The Hourglass District is inside the Boone zone at prices 30–40% below Thornton Park. No conflict between school quality and neighborhood value at this address.
The Long-Term Vision Investor
Buys to rent now and hold 5–10 years as the $170M development pipeline matures. Hourglass Brewing's 42-tap taproom and the Curry Ford West event calendar already draw metro-wide audiences. The corridor has not reached its equilibrium appreciation level. This investor is betting on the neighborhood catching up to the lifestyle it already delivers.
Hidden Gems
Insider notes most buyers miss
Bumby Avenue Bike Lane
A dedicated bike lane on South Bumby Avenue connects directly to Lake Eola Park (~12–15 min) and downtown Orlando (~15–20 min) — making this one of the few Orlando inner-ring neighborhoods where a cycling commute is genuinely practical and not terrifying. Most buyers don't know it before they move in; residents use it constantly.
Pizza Bruno's James Beard Status
Pizza Bruno on Curry Ford Road has received James Beard Foundation Award consideration — a national-caliber restaurant recognition in a residential neighborhood strip. This level of food credibility draws diners from across the metro, which means the Hourglass corridor has foot traffic, press, and legitimacy that most neighborhood dining districts lack. It also signals that early-stage, high-quality operators still find the corridor viable.
Boone HS Magnet — 1.5 Miles Away
The Hourglass District is one of the closest residential neighborhoods to Boone High School's campus. For families targeting the Criminal Justice, Law & Finance Magnet, the combination of Hourglass pricing and Boone proximity is unusually compelling — and it goes unmentioned in most neighborhood guides.
$170M Developer Commitment
The developer who created and named the Hourglass District commercial node is reinvesting $170 million over four years in residential and mixed-use projects — with permits pulled and earthwork underway. This is not aspirational speculation; it is a committed capital deployment by the party with the most information about the neighborhood's trajectory.
Lot Values Already Above $150K
Teardown lots in the Hourglass core have transacted above $150,000 — a floor that means renovation economics on existing stock are supported by strong land value. A buyer who acquires at $380K has underlying land worth $150K+; they are not overpaying for the bones even if the structure needs work.
Le Ky Patisserie
A French-Vietnamese fusion bakery at 2411 Curry Ford Rd is precisely the type of distinctive, hard-to-replicate independent business that defines the early stage of a neighborhood before it becomes too expensive to incubate it. Buyers paying attention to the commercial ecology of a neighborhood before buying should visit.
Wadeview Park — 17 Acres, One Mile Away
Wadeview Park on South Bumby Avenue is a full-service Orlando city park with a pool, tennis courts, picnic areas, and playgrounds — less than one mile from the commercial core. It is the primary outdoor recreation anchor for Hourglass residents and remains underutilized on weekday mornings.
Homes for Sale in the Hourglass District, Orlando
Live Stellar MLS listings · Hourglass District · Orange County · ZIP 32806
Browse active homes for sale in Orlando, Central Florida, sourced from Stellar MLS and refreshed every 15 minutes. Current inventory includes single-family homes, condos, and waterfront properties across a range of price points.
Honest cross-sell
When the Hourglass District isn't the right fit
The Hourglass District wins for buyers who want urban character, walkable commercial access, and a proven appreciation trajectory at below-Thornton-Park pricing. If your priority is different, here's what we'd recommend instead.
| If you want… | Better fit | Why |
|---|---|---|
| Lake Eola views, brick streets, finished prestige | Thornton Park→ | More polished; Lake Eola adjacency; 10-min walk to downtown core; higher price |
| Master-planned village, excellent OCPS zone, lake | Baldwin Park→ | Village center, Lake Baldwin, 2000s construction; significantly higher prices |
| Lakefront, boating, no HOA, independent city | Belle Isle→ | Conway Chain of Lakes, private docks, no HOA, own police; different lifestyle category |
| Similar vibe, even closer to downtown, creative scene | Mills 50→ | Dense independent restaurant/retail corridor, artistic character, slightly higher walkability |
| More land, quieter residential, lower price point | Conway (unincorporated)→ | Larger lots, less commercial energy, lower prices; no Main Street catalyst |
| Guard-gated luxury, Restaurant Row, strong school brand | Dr. Phillips→ | Different market tier; Sand Lake corridor; theme-park side of town |
If the buyer says “I want to walk to my coffee shop” and means it, the Hourglass District is the answer at the best price point in Orlando. If the buyer says “I want Lake Eola and I'll pay for it,” sell them Thornton Park.
Hourglass District, Orlando — FAQ
What is the Hourglass District in Orlando?
The Hourglass District is an inner-ring urban neighborhood in southeast Orlando, centered on the intersection of South Bumby Avenue and Curry Ford Road in ZIP code 32806. The name comes from Hourglass Lake — a small hourglass-shaped lake at that intersection — and was popularized by developer Giovanni Fernandez of National Real Estate LLC, who purchased five prime acres at the Bumby/Curry Ford convergence around 2017 and transformed the commercial node from a strip of pawn shops into one of Orlando's most vibrant independent-business corridors. The broader neighborhood is officially designated by the City of Orlando as the Curry Ford West Main Street District, a designation granted in October 2018 that comes with financial assistance, technical support, and city-backed promotional resources. The residential neighborhood surrounding the commercial node is primarily 1920s–1970s bungalows and ranch homes on tree-lined streets, approximately 3.5 miles southeast of downtown Orlando and 10 minutes by car.
What are home prices in the Hourglass District in 2026?
The Hourglass District sits within ZIP code 32806, which has a trailing 12-month median sold price of approximately $464,000 as of 2025–2026 data. Within the neighborhood, prices vary significantly by condition and location. Original-condition 1950s–1970s ranch homes on the east and south edges of the neighborhood typically price from $330,000 to $430,000 — the primary target for investor renovations and flips. Fully renovated single-family homes run $500,000 to $700,000. New infill construction and custom builds on teardown lots reach $600,000 to $975,000+. One completed custom home at 1605 Jessamine Ave (2,950 sq ft, 5 bed/3 bath) sold for $975,000, establishing the new price ceiling. Land and teardown lots in the core are transacting above $150,000, reflecting confident investor appetite. The neighborhood has seen above-average appreciation since 2020 tracking with Orlando's overall 40–50% aggregate gain, plus a neighborhood-specific premium driven by the commercial catalyst and the $170 million development pipeline committed by National Real Estate through 2028.
What schools serve the Hourglass District?
The Hourglass District is served by Orange County Public Schools (OCPS), Florida's 8th-largest district, rated 'A' by the Florida DOE. The primary high school for most 32806 addresses is William R. Boone High School at 1000 E. Kaley Street — less than 1.5 miles from the Hourglass core. Boone opened in 1952, enrolls approximately 3,000 students, and ranks in the top 11 public high schools in the Orlando metro area (Niche 2026). Its Criminal Justice, Law & Finance Magnet program — three AP and dual-enrollment academies — was named a national honoree by Magnet Schools of America. Pershing K-8 at 1800 E Pershing Ave serves PK–8 students in the northern 32806 corridor with Gifted & Talented and Project Lead The Way curriculum. Conway Elementary and Conway Middle serve portions of the eastern 32806/32812 area. Always verify your specific address assignment through the OCPS Find My School tool before purchasing.
How does the Hourglass District compare to Thornton Park?
Thornton Park and the Hourglass District are both inner-ring Orlando neighborhoods with bungalow-era housing stock and independent dining scenes — but they are at different points on the appreciation curve, and the price gap between them is substantial. Thornton Park is 2 miles northwest of the Hourglass District, immediately adjacent to Lake Eola Park, and commands $600,000 to $1.2 million for entry to mid-range single-family homes. Its dining corridor (Central Avenue/Washington Street) is finished and nationally recognized. The Hourglass District prices from $350,000 to $700,000 for comparable square footage, with the same bungalow character, 10-minute downtown access, and an independent restaurant corridor that already includes James Beard-adjacent concepts (Pizza Bruno) and 42-tap craft beer. The honest pitch: buyers who value lifestyle over prestige, and who are doing the math on appreciation trajectory, find the Hourglass District compelling. Thornton Park buyers who revisit the question of what Thornton Park cost in 2012 often reach the same conclusion.
How walkable is the Hourglass District?
By Orlando standards, the Hourglass District is genuinely walkable — an unusual distinction in a metro area that is otherwise highly car-dependent. Residents within a quarter-mile of the Bumby/Curry Ford core can walk to Hourglass Brewing (42 taps), Foxtail Coffee, Leguminati, F&D Woodfired Italian Kitchen, and multiple other Curry Ford West businesses without a car. The Bumby Avenue bike lane connects north to Lake Eola Park (approximately a 12–15 minute ride) and to downtown Orlando (approximately 15–20 minutes). For commuting by car, downtown is 10 minutes, SoDo is 5–7 minutes, and Orlando Health's main campus is 5–7 minutes. The neighborhood does not have a grocery store within walking distance — residents typically drive to SoDo's Publix or Whole Foods for routine shopping. The City of Orlando's CROSS program is actively studying Curry Ford Road for bicycle and pedestrian safety improvements, with completion expected in late 2025.
What new development is happening in the Hourglass District?
The most significant development is National Real Estate's $170 million investment commitment announced in 2024. The developer — Giovanni Fernandez and Elise Sabatino, the same team that created the commercial district — plans three infill projects: a 36-unit townhome project on Clark and Raehn Streets (earthwork began mid-2024; first completions expected Q4 2025–Q1 2026), a second townhome project for a combined 74 homes across both phases, and a mixed-use building with apartments over ground-floor retail near the Bumby/Curry Ford core. The new townhomes are priced to establish a new $550,000–$750,000 tier in the neighborhood. The City of Orlando's Curry Ford Vision Plan (2019) explicitly calls for higher-density, mixed-use, pedestrian-friendly development along this corridor — meaning these projects are aligned with adopted city planning policy, not fighting it. Individual teardown-and-rebuild activity is also ongoing throughout the neighborhood, with custom SFR infill proving prices above $900,000.
What is Curry Ford West and how does it relate to the Hourglass District?
Curry Ford West is the official City of Orlando Main Street District designation for a 1.5-mile commercial corridor along Curry Ford Road, running from the Hourglass District (at Bumby Avenue) east toward Conway Road. The City Council voted to designate Curry Ford West as an Orlando Main Street District in October 2018, giving it access to financial assistance, technical support, and the city's economic development apparatus. Curry Ford West Inc. is the nonprofit organization that manages the district, runs events, maintains the member directory, and executes the beautification and placemaking mission. The Hourglass District — the name coined by developer Giovanni Fernandez for the private commercial node at Bumby and Curry Ford — anchors the western end of the Curry Ford West corridor. In everyday use, 'Hourglass District' refers to both the immediate commercial node and the surrounding residential neighborhood; 'Curry Ford West' is the official designation for the broader corridor. For real estate purposes, both terms are used interchangeably.
Is the Hourglass District a good investment in 2026?
The fundamentals for a long-view investment case in the Hourglass District are stronger than most inner-ring Orlando neighborhoods at comparable price points. The neighborhood has a catalytic developer (National Real Estate) reinvesting $170 million over four years, a city-backed Main Street designation with active infrastructure investment, a commercial corridor that already draws metro-wide audiences, Boone HS magnet school access, and pricing that remains 25–35% below comparably positioned Thornton Park. The risk factors are the same as any urban gentrification play: renovation costs are not trivial, original-condition stock has deferred maintenance, and appreciation is not guaranteed to continue at its post-2020 pace. The best positioned buyers are those entering with a 5–10 year hold horizon on well-located original-condition bungalows close to the commercial node, or those buying the new townhomes to capture the development pipeline premium. Buyers seeking a quick flip in 2026 face more competition and narrower spreads than the 2020–2022 vintage.
Southeast Orlando & Inner-Ring Communities
Interested in the Hourglass District?
Ryan Solberg · MaxLife Realty · Southeast Orlando neighborhood specialist