Downtown's 1,382-acre overlay holds about 8,900 addresses, most of them apartments and condos, in ZIPs 32301 and 32304. Zoned mostly for Leon High.

Last checked Oct. 10, 2026. Sources: the City of Tallahassee’s Multimodal Transportation District page and Tallahassee-Leon County GIS open data (Downtown Overlay, address point, school zone, park and trail layers), the Florida Department of Education’s 2026 school grades, Zillow Research, StarMetro’s route pages and OpenStreetMap.

Downtown Tallahassee is the area the city maps as its Downtown Overlay: about 1,382 acres around the Capitol and City Hall where the code allows downtown-level building heights and densities. The overlay is part of the Multimodal Transportation District, which took effect in April 2009 for the central city. The city also maps a smaller Downtown Improvement Authority district and a Downtown District Community Redevelopment Area inside it.

What this means for you

  • Zoned high school: Leon High for most addresses (B for 2026); some in the south go to Rickards High (C). Check an address with the School Zone Lookup.
  • Home value: $211,953 in ZIP 32301 in August 2026, according to the Zillow Home Value Index.
  • Nearest I-10 exit: Exit 199, U.S. 27 (North Monroe Street), about 4 miles by road.

Part of our Tallahassee neighborhoods guide.

Where it is

The overlay reaches from the Capitol and the government center out along Monroe, Adams, Tennessee, Gaines and Gadsden streets, and takes in Cascades Park, Kleman Plaza, the Park Avenue chain of parks and the Gaines Street district. Its western edge runs toward Florida State University and its southern edge toward FAMU Way. The All Saints district sits entirely inside it, and so does about two fifths of Frenchtown; both have their own pages.

Leon County’s address map places about 8,900 addresses inside the overlay, all in the city. About 52% are in ZIP code 32301, 40% in 32304 and 7% in 32310. Five in six carry a unit number, which on the county’s map marks apartments, condos and offices: this is the most apartment-heavy area in our guide.

Schools

Downtown is split between several zones. From a sample of county address points checked against Leon County Schools’ zone maps:

Level School Address Share of addresses 2026 grade
Elementary Sabal Palm Elementary 2813 Ridgeway St. about 31% B
Elementary Bond Elementary 2204 Saxon St. about 26% A
Elementary Sullivan Elementary 927 Miccosukee Road about 15% B
Elementary Hartsfield Elementary 1414 Chowkeebin Nene about 14% B
Middle Raa Middle 401 W. Tharpe St. about 41% B
Middle Nims Middle 723 W. Orange Ave. about 34% D
Middle Cobb Middle 915 Hillcrest St. about 17% A
High Leon High 550 E. Tennessee St. about 87% B
High Rickards High 3013 Jim Lee Road about 11% C

Smaller shares go to Riley and Pineview elementary schools, Griffin Middle and Godby High. Because the area is split, check each address with the School Zone Lookup. Grades are the Florida Department of Education’s 2026 results. More is in our schools guide.

Home values

Zillow does not publish a downtown value, so the ZIP codes are the closest guide. The Zillow Home Value Index put the typical home at:

Area August 2026 August 2025 Change
ZIP 32301 $211,953 $212,024 0.0%
ZIP 32304 $168,207 $167,898 +0.2%
Tallahassee (city) $294,444 $290,281 +1.4%

The index is a modeled typical value for the middle third of homes, not a sale price. Both ZIP codes run well beyond downtown. More is on our home prices page.

Parks and trails

From the city’s park layer, inside or at the edge of the overlay:

  • Cascades Park, 1001 S. Gadsden St., about 27 acres with trails, a playground and the Imagination Fountain; details on the city’s Cascades Park page.
  • Kleman Plaza, 306 S. Duval St.
  • The Park Avenue parks, a chain of small parks along Park Avenue: Ponce de Leon, Bloxham, Lewis, Genevieve Randolph, McCarty, Cherokee and E. Peck Greene, which has a dog park.
  • Lee Park, 999 N. Macomb St., and Carter-Howell-Strong Park, 623 W. Georgia St.
  • Lake Elberta Park, 823 Lake Bradford Road, about 32 acres with a trail.
  • Anita Favors Thompson Plaza, 203 FAMU Way.

The county trail inventory maps the Cascades Trail through the area and a downtown leg of the St. Marks Trail. More is in our parks and trails guide.

Getting around

Measured on the road network from a point near the middle of the overlay:

  • I-10 Exit 199, U.S. 27 (North Monroe Street): about 4 miles.
  • I-10 Exit 203, U.S. 319 (Thomasville Road): about 6 miles.
  • City Hall, 300 S. Adams St.: about 1 mile.
  • Tallahassee International Airport: about 7 miles.

These are distances, not drive times, measured with the OSRM routing engine on OpenStreetMap roads. Every StarMetro weekday route starts at C.K. Steele Bus Plaza downtown, according to the route pages, and the Dogwood Route stops on Gaines Street at Duval and Bronough streets. More is on our getting around guide.

Neighborhood groups

The city’s neighborhood registry lists the Downtown Residents Council and the South Bronough Street neighborhood association here, along with five registered condominium and homeowner associations.

Groceries and everyday stores

From OpenStreetMap, inside the overlay:

  • Publix, 625 W. Gaines St.
  • CVS Pharmacy, 822 W. Pensacola St.
  • Economy Drug Store, 319 N. Macomb St.

Related: moving to Tallahassee, Railroad Square Art District and Leon County property taxes.

Frequently asked questions

What are the boundaries of downtown Tallahassee?

The city’s Downtown Overlay, part of its Multimodal Transportation District code, covers about 1,382 acres around the Capitol and City Hall. It is the boundary for downtown-level building heights and densities.

What high school is downtown Tallahassee zoned for?

Most downtown addresses, about 87% on Leon County Schools’ zone map, are zoned for Leon High, graded B for 2026. About 11% in the south are zoned for Rickards High, graded C.

What is the typical home value in downtown Tallahassee?

Zillow does not publish a downtown figure. In ZIP code 32301, the Zillow Home Value Index was $211,953 in August 2026; in 32304 it was $168,207.

How far is downtown Tallahassee from the airport?

About 7 miles by road from the middle of downtown to Tallahassee International Airport, measured on the road network.