Area guide · Orange County, Florida
Windermere, FL homes for sale and real estate agent
Zoya Solovyeva, REALTOR®, works with buyers and sellers in Windermere and across the 34786 area, in English or in Russian.
English and Russian · Olympus Executive Realty · Client reviews
01At a glance
Windermere in six facts
Windermere is a small lake town in Orange County, Central Florida, with 3,344 people (Census estimate, July 1, 2025) on about 2 square miles of land. In the three months to September 2026, Windermere area homes sold for a median $1,199,429 (Redfin). Most “Windermere, FL 34786” addresses lie outside the town itself.
Sources: U.S. Census Bureau, Vintage 2025, Redfin and the Town of Windermere FAQ, read November 2026.
- County
- Orange CountyA town since 1925, entirely inside Orange County. Population 3,344 (estimate for July 1, 2025).U.S. Census Bureau, Vintage 2025
- ZIP code
- 34786The town is only 9.7% of this ZIP’s land. Most of the rest is unincorporated Lake Butler, Horizon West and Gotha, so check the parcel, not the address.Census 2020 ZIP code areas
- Public schools
- Orange County Public SchoolsEvery 34786 address is in OCPS. The assigned school follows the exact address.Check an address on the OCPS locator
- Drive, without traffic
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- Downtown Orlando 22 min
- Airport (MCO) 39 min
- Magic Kingdom 29 min
- Median sale price
- $1,199,429Windermere area. Down 25.0% in a year on few sales. Median 80 days on market and 95.5% of list price.Redfin, 3 months to September 2026
- Water and sewer
- Not from the townHomes use private wells and septic tanks or Orange County Utilities, so check both for every home.Town of Windermere FAQ, November 2026
02Client reviews
How clients describe working with Zoya
Selected Google reviews, quoted exactly, with “…” at each cut. None of them is about a Windermere home; they speak to how Zoya works with buyers and sellers.
“Very energetic professional Very Honest she will explain everything in detail. Strongly recommend her without any hesitation!”
“…One of the things I appreciated most about working with Zoya was her attention to detail. She took the time to thoroughly evaluate my home and its unique features, and they used that knowledge to create a targeted marketing plan that highlighted my home's strengths and attracted the right buyers. …”
A seller’s review, written while the home was under contract and not yet closed.
“…She does her homework and knows the market well. Her recommendations for buying and selling are always right on the money. A great plus is that she is super nice and helpful, always responding to questions and requests timely. …”
03The Orlando Atlas · Windermere
Water on most sides and six roads in.
Windermere sits among the lakes west of Orlando, between Winter Garden and Dr. Phillips. The dashed line is the town limit; land outside it can still carry a Windermere address. Pick a nearby area to open its guide.
A town ringed by lakes
Lake Butler and Wauseon Bay, both in the Butler Chain of Lakes, run along the town’s edge, and parts of Lake Down, Lake Crescent and Lake Bessie lie inside its limits. With water around most of it, the town has only six roads in. The chain is a state Outstanding Florida Water, and on its lakes the town controls only the shoreline.
- Butler Chain 13 lakes
- Linked by 32 canals
- Water in the chain 5,000+ acres
- Town of Windermere limits
- Toll expressways SR 429 and SR 408
Illustrative map. Map data © OpenStreetMap contributors. Drive times without traffic, OSRM, October 2026.
04Buying
Before you buy in Windermere
In the three months to September 2026, Windermere area homes sold for a median $1,199,429, with a median 80 days on the market and 95.5% of list price (Redfin). That pace leaves time for the checks this town needs: the town line, the well and septic, and the road out front.
Olympus Executive Realty · (609) 408-7086
Inside the town, 98.1% of homes are detached houses and the median one was built in 1989 (Census estimates, 2020 to 2024). The town’s 2018 plan permits no apartment complexes or mobile home parks, because homes rely on wells and septic tanks. These are the points Zoya goes through with buyers here before an offer.
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Inside the town, or only the ZIP?
The town counts about 1,600 parcels; ZIP 34786 has about 30,000. The town says Summerport, Keene’s Pointe, Casabella, Belmere and the area around Reams Road are not part of Windermere. Open the parcel on the Orange County Property Appraiser site and read the Municipality field: “Unincorporated” means outside the town.
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Well and septic
The town runs no water or sewer service. Ask for the well and septic records and add both to the inspection. In the town’s 2018 plan, county sewer reached only Estancia at Windermere and Rosser Reserve inside the limits.
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Flood zone and insurance
The flood zone depends on the exact address. Look it up on FEMA’s Flood Map Service Center and ask for flood and homeowners insurance quotes before your inspection period ends.
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The road out front
The town’s 2018 plan says most of its streets are unpaved and 8 to 15 feet wide, with no curbs and swales for drainage, and some subdivisions have private streets. Ask who maintains the road and the drainage in front of the house.
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HOA papers and the lake
HOA rules and fees differ by subdivision, so ask for the documents early. On the water, docks, boat lifts and shoreline work fall under the Windermere Water and Navigation Control District, run by Orange County.
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Rental plans
Rental rules change at the town line. Most 34786 addresses are in unincorporated Orange County, where a single family home may be rented for under 30 days only in the R-3 zoning district. Read the rental question before you count on rental income.
05Selling
Selling a Windermere home
Redfin counted 19 Windermere area sales in September 2026, against 15 a year earlier. Over the three months to September, the median home took 80 days to sell, close to 83 days a year before.
Redfin, Windermere housing market, read November 7, 2026: days on market and sale to list for the 3 months to September 2026; the price drop share, and the 10.5% of homes sold above list, as Redfin showed them that day.
Compare like with like. The area median mixes lakefront and inland homes, town parcels and unincorporated ones. Zoya prices a home from recent sales that share its water access, location and subdivision, not from the median.
Show what the town adds. If the parcel is inside town limits, the Property Appraiser record proves it, and the house comes with town services, town parks and the right to buy the resident boat ramp pass. Put that in the listing.
Have the papers ready. Well and septic records, any dock or shoreline permits and the HOA documents answer the first questions a buyer and an inspector will ask.
06Neighborhoods
Subdivisions inside the town
The town publishes no neighborhood map. These are subdivisions its 2018 comprehensive plan places inside the limits, described by their streets and utilities.
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Estancia at Windermere
Subdivision · county sewerReached by Estancia Woods Loop, a private paved street, and one of two town subdivisions the plan lists on Orange County sewer.
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Rosser Reserve
Subdivision · county sewerBuilt along Rosser Road, a private street, and the other subdivision with county sewer in the 2018 plan.
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Windermere Oaks
Subdivision · private streetSet on Jennifer Lane, a private street the plan describes as brick and concrete.
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Windermere Reserve
Subdivision · private streetLaid out around Horizon Circle, a private street.
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Sunset Bay
Subdivision · platted 1988A subdivision the town’s plan dates to its 1988 plat.
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The Willows
Subdivision · own street light assessmentWillow Gardens Drive and nearby streets, which pay a Willows street light assessment the town approved in September 2026.
The plan also names the Manors, Butler Bay and Marina Bay. Summerport, Keene’s Pointe, Casabella, Belmere and the Reams Road area use Windermere addresses but sit outside the town; for homes on the lakes beyond the town line, see the Butler Chain of Lakes guide. Sources: Town of Windermere Comprehensive Plan, Volume 2 (2018), the town’s garbage information page and its September 3, 2026 budget hearing minutes, read November 2026.
07Prices
Windermere home prices, with sources
Area sales from Redfin next to town housing figures from the Census. For homes on the market today, ask Zoya.
| Median sale price | $1,199,429down 25.0% in a year |
|---|---|
| Median price per square foot | $354down 19.3% in a year |
| Median days on market | 8083 a year earlier |
| Median sale to list price | 95.5%up 0.6 points in a year |
| Homes sold in September | 1915 a year earlier |
Source: Redfin, Windermere housing market, all home types, read November 7, 2026.
| Housing units | 1,359 |
|---|---|
| Detached single family homes | 98.1%21 attached, 5 mobile homes |
| Owner occupied | 95.6%1,132 of 1,184 occupied homes |
| Median year built | 1989 |
| Median value, as estimated by owners | $987,500 |
Source: U.S. Census Bureau, American Community Survey 2020 to 2024, tables B25001, B25003, B25024, B25035 and B25077.
Redfin does not say whether its Windermere figures follow the town limits or the 34786 mailing area, and its list of recent sales includes addresses outside the town, so read them as area figures. With only 19 sales in September, the median can jump from one quarter to the next. The Census rows cover the town only, and their value is what owners estimate, not a sale price.
Homes for sale in Windermere
Send Zoya your budget, the lake or streets you like and whether the home must be inside town limits, and she will reply on WhatsApp with listings that match.
08Getting around
Drive times and the roads in
| To | Without traffic | Distance |
|---|---|---|
| Downtown Orlando | 22 min | 12.2 mi |
| Orlando International Airport (MCO) | 39 min | 19.5 mi |
| Magic Kingdom | 29 min | 15.4 mi |
Without traffic: free flow car routing from the town center (OSRM), October 7, 2026. Peak hours take longer.
- Six roads in. With lakes on most sides, traffic reaches the town on six roads. Main Street is the main route, and Sixth Avenue, which becomes Conroy-Windermere Road, is the only way in from the east. Roundabouts sit at Fifth, Sixth and Park Avenues.
- Toll expressways. SR 429, the Western Beltway, and SR 408, the East-West Expressway, each pass about 3 miles from the town center in a straight line.
- No rail. SunRail has no station in west Orange County, so plan on driving.
- Golf carts. Carts may use the town roads on its Golf Cart District Map that are posted at 30 mph or less.
Sources: the town’s comprehensive plan (2018) and golf cart page, SunRail stations and OpenStreetMap, November 2026.
09Schools
Public schools
Schools are assigned by exact address. The locator does not show rezoning approved during the current school year, and next year’s zones appear after July 31.
Find the school for an address (OCPS)10Pros and cons
What Windermere gives and what it asks
What works
- Lakes at the edge of townLake Butler and Wauseon Bay are part of the Butler Chain of 13 lakes, and a public county ramp launches onto Lake Down.
- A small civic centerTown Square Park on Main Street holds the 1922 Town Hall, the library and the Friday farmers market.
- Twelve town parksAmong them, a boardwalk and kayak launch on Lake Crescent at the Butler Bay recreation center.
- Close to Disney29 minutes to Magic Kingdom and 22 to downtown Orlando, without traffic.
- Golf cart streetsGolf carts may use the town roads posted at 30 mph or less that appear on its Golf Cart District Map.
What to weigh
- PriceA median sale of $1,199,429 for the Windermere area (Redfin, 3 months to September 2026), with big swings on few sales.
- Address confusionMost 34786 homes are outside the town, without town services, parks or ramp passes.
- Wells, septic, unpaved roadsNo town water or sewer, and most streets were unpaved in the 2018 plan.
- Car onlyNo SunRail, six roads into town, and the drive times above assume no traffic.
- Rules that change at the lineRental limits, park passes and services differ inside and outside the town.
Sources: the town’s Town Square Park, parks, farmers market, permits and passes and golf cart pages, read November 2026; other figures as cited above.
11Questions
What buyers and sellers ask about Windermere
Each answer links the official source. General information only, not legal or tax advice.
Is a “Windermere, FL 34786” address inside the town?
Often not. The town covers about 2.2 square miles and some 1,600 parcels, while ZIP 34786 holds about 30,000 parcels (Town of Windermere FAQ). The town names Summerport, Keene’s Pointe, Casabella, Belmere and the Reams Road area as outside its limits. Homes outside pay no town taxes and are not served by the town’s police or public works. Check the Municipality field on the Orange County Property Appraiser record; “Unincorporated” means outside the town.
How much does a home in Windermere cost?
Redfin put the Windermere area median sale price at $1,199,429 for the three months to September 2026, 25.0% below a year earlier, at a median of $354 per square foot. With only 19 sales in September, the figure moves a lot. For the town alone, owners estimated a median value of $987,500 in Census estimates for 2020 to 2024; that is an estimate, not a sale price.
What is the property tax rate in Windermere?
For October 1, 2026 to September 30, 2027 the town’s operating rate is 3.7425 mills, the same as the year before: about $3.74 for every $1,000 of taxable value, for the town portion only (Resolution 2026-07, adopted September 16, 2026). Town parcels also carry solid waste, stormwater and fire assessments on the county tax bill, and the full bill adds school, county and other levies. Parcels outside the town pay no town millage. Look up any parcel on the Orange County Property Appraiser and Orange County Tax Collector sites.
Can I rent out a Windermere home short term?
It depends on which side of the town line the home sits. Inside the town, confirm the rules with the Town of Windermere and the HOA before you buy. In unincorporated Orange County, which covers most 34786 addresses, the county’s zoning FAQ says a single family home may be rented for less than 30 days only in the R-3 district, and rentals of 179 days or less only in certain commercial and industrial districts or in Planned Developments that expressly allow them (Orange County Zoning Division). If rental income matters, ask a Florida real estate attorney about the specific home before you sign.
Do Windermere homes have city water and sewer?
No. The town provides neither: homes use private wells and septic tanks or connect to Orange County Utilities (Town of Windermere FAQ). In the town’s 2018 plan, county sewer reached only Estancia at Windermere and Rosser Reserve. Electricity comes from Duke Energy and gas from Lake Apopka Natural Gas, and Waste Pro collects garbage under a town contract, billed once a year on the tax bill.
Can I use the boat ramps in Windermere?
There are three inside town limits. The Orange County ramp on East 6th Avenue onto Lake Down is open to the public. Since April 28, 2023, the Fernwood Park ramp on Lake Butler and the Lake Bessie ramp need a yearly town Park Pass, sold only to residents of the incorporated town (Town of Windermere permits and passes). Docks and boating on the Butler Chain fall under the county run Windermere Water and Navigation Control District.
How far is Windermere from Disney and the airport?
Without traffic, the drive from the town center takes about 29 minutes to Magic Kingdom (15.4 miles), 39 minutes to Orlando International Airport (19.5 miles) and 22 minutes to downtown Orlando (12.2 miles), by OSRM free flow routing on October 7, 2026. Rush hour takes longer. SunRail has no station in west Orange County, so plan on driving.
What school district serves Windermere?
Orange County Public Schools serves every address in Windermere and the rest of ZIP 34786. The assigned school depends on the exact address, so check it on the OCPS Find My School locator. The locator does not show rezoning approved during the current school year, and next year’s zones appear after July 31.
Talk to Zoya
Looking at Windermere?
Tell Zoya which lake, street or price range you have in mind, and she will reply within 24 hours, in English or Russian.
- Call(609) 408-7086Olympus Executive Realty
- TextSend a textOlympus Executive Realty · (609) 408-7086
- WhatsAppMessage ZoyaOlympus Executive Realty
- Emailrealtor@zoyasells.comOlympus Executive Realty, 16903 Lakeside Drive, Montverde, FL 34756
Keep exploring
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Facts checked November 7, 2026. Sources are linked beside each figure or under each section: Redfin, the U.S. Census Bureau, OSRM routing, OpenStreetMap, the Town of Windermere, Orange County, OCPS, SunRail and FEMA.