How to Find the Best Real Estate Agent in BUTLER BAY, Windermere
An agent working BUTLER BAY should know these numbers cold. They come from recorded MLS closings for this community, window ending 2026-08-02.
| Median sold price | $1,625,000 (+9.2% vs. prior year) |
| Median price / sq ft | $382 |
| Median days on market | 15 |
| Sale-to-original-list | 93.5% |
| New-construction share of sales | 0.0% |
| Closings in window | 4 |
Sellers here have been accepting about 93.5% of original asking on the median closing; the median sale took 15 days (window ending 2026-08-02).
Full BUTLER BAY data & homes for sale ›
Compiled from MLS records; deemed reliable but not guaranteed. Figures are for the stated window and change as new closings record.
Agent guides for nearby WINDERMERE communities: KELSO ON LAKE BUTLER, WINDERMERE TERRACE, Silver Woods Windermere, OASIS COVE II/LAKESIDE VILLAGE PH, Lakes Of Windermere Windermere
In BUTLER BAY, recent sales run a median of about $1.50M ($376/sq ft), typically closing in about 38 days — so accurate local pricing and comparable-sales knowledge are what separate a strong BUTLER BAY agent from an average one.
Searching for the best real estate agent in BUTLER BAY? You’re not looking for listings — you’re looking for the right person to hire. This guide covers what actually makes a great BUTLER BAY agent, the questions to ask before you hire, the current BUTLER BAY market, and how to connect with a proven local expert. See the BUTLER BAY neighborhood guide for homes and lifestyle.
What makes a great real estate agent in BUTLER BAY
The best BUTLER BAY agents share four things: local sales experience (they’ve actually closed deals here), pricing accuracy built on real comps, marketing that reaches the right buyers, and negotiation that protects your money. In BUTLER BAY, homes sell in a median of about 38 days, a balanced pace where pricing and presentation both matter.
That local nuance is why a BUTLER BAY specialist beats a generalist: they know the streets, the HOAs, the school zones, and what buyers here will and won’t pay for.
Recent market activity in BUTLER BAY
A great agent works from data, not guesswork. Here’s the current snapshot for BUTLER BAY (from Momentum’s MLS data, as of 2026-08-10):
Market read: Buyer-Leaning Market (limited data). Use these numbers to pressure-test any agent you interview — a true local will know them cold.
Recent sales in BUTLER BAY
Real homes recently closed in BUTLER BAY — the kind of comps a great local agent prices from:
| Address | Details | Sold |
|---|---|---|
| 2428 Butler Bay Drive | 4 bd / 4 ba · 3,387 sqft · closed 2026-07-20 | $1.11M |
| 2804 Marquesas Court | 5 bd / 4 ba · 3,649 sqft · closed 2026-06-23 | $2.00M |
| 2931 Sunbittern Court | 4 bd / 3 ba · 4,018 sqft · closed 2026-06-12 | $1.05M |
| 3130 Butler Bay Drive | 5 bd / 5 ba · 4,490 sqft · closed 2026-05-29 | $1.65M |
| 2926 Marquesas Court | 4 bd / 4 ba · 4,026 sqft · closed 2025-08-06 | $1.60M |
| 3326 Butler Bay Drive | 5 bd / 4.5 ba · 3,650 sqft · closed 2025-07-17 | $1.40M |
Listings courtesy of Stellar MLS as distributed by MLS GRID. Recent closed sales shown for market context.
How BUTLER BAY compares to its neighbors
Pricing a home means knowing the alternatives buyers are weighing. The five nearest tracked communities, side by side:
| Community | Median | $/sq ft | DOM | Momentum Score |
|---|---|---|---|---|
| BUTLER BAY | $1.50M | $376 | 38 d | 50 |
| CHAINE DU LAC | $3.15M | $509 | 54 d | 47 |
| ESTATES AT WINDERMERE | $1.32M | $370 | 71 d | 50 |
| CHAINE DE LAC | $1.98M | $388 | – | 50 |
| WINDERMERE GRANDE | $1.17M | $337 | – | 50 |
| LAKE BUTLER ESTATES | $1.36M | $379 | 201 d | 38 |
Momentum Score is Momentum Realty’s proprietary 0-100 community market rating. Figures from Momentum’s MLS data, as of 2026-08-10.
Which way this market is moving
Active inventory across Orange County has fallen over the past year (-4%). About 26% of county listings currently carry a price cut, which tells you how much negotiating room the average seller has already conceded. BUTLER BAY itself has appreciated about 0% over the period Momentum’s MLS data tracks — a community-level trend, not the county average. A strong local agent will reconcile these numbers with what is happening on your exact street before recommending a price.
What it costs to own in BUTLER BAY
On a median-priced BUTLER BAY home ($1.50M), property taxes at Orange County’s typical millage of 16.6738 run roughly $24,177 a year with the homestead exemption applied — before any CDD or special-district charges, which vary by community.
The average Citizens Property Insurance premium in Orange County is about $1,409 a year (April 2026 filings); private-market quotes differ, and a good agent will tell you which carriers are actually writing here.
Run the real numbers before you commit: what selling nets you, whether your Save Our Homes benefit moves with you, and rent vs buy in Orange County.
Rents and the investor math
Typical asking rent across Orange County sits near $1,955 a month (Zillow’s rent index). Rents are moving about 0.2% year over year. County-level yield math pencils to roughly a 5.79% cap rate on typical numbers, before expenses. Home prices run about 5.26x the county’s median household income, the affordability backdrop every buyer here negotiates inside. If you are weighing an investment purchase in BUTLER BAY, ask your agent for community-level rent comps rather than county averages — the spread between communities is wide.
Who is moving to Orange County, and what they earn
The county lost a net 9,037 people in the latest IRS county-migration year. Households moving IN average $66,457 in income versus $61,323 for those moving out — movers arriving here earn more than those leaving, which shapes what sellers can ask and what buyers compete against. The biggest out-of-state feeder markets are NY, CA, NJ. Median household income in Orange County has grown about 42% since 2018 ($77,011 now). Population is up about 9% over the same stretch. An agent who knows these flows can tell you which way demand in BUTLER BAY is actually pointing, not just where prices have been.
Sources: IRS SOI county-to-county migration; U.S. Census income and population estimates. County-level data for context; community demand varies within the county.
School context you can verify: the Orange County school district earned a district grade of A from the Florida Department of Education (2025-26) and has held an A since 2024. Attendance zones vary by address, so confirm the zoned schools for any specific home with the district.
2 for sale · 1 pending — the inventory any agent you interview should already know street by street.
See every 2 listing, with full data ›
Listings courtesy of Stellar MLS as distributed by MLS GRID. Deemed reliable but not guaranteed. Listings shown as of 2026-08-18; prices and availability change.
If you’re buying in BUTLER BAY
Time is on your side in BUTLER BAY right now. Tour aggressively, compare concessions — rate buydowns and credits often beat a small price cut — and let your agent use days-on-market as negotiating leverage. Every price cut on a listing is information.
If you’re selling in BUTLER BAY
Selling into a slower BUTLER BAY market means prep and pricing are the whole game. Interview agents on their marketing reach beyond the MLS, their plan for the first 14 days, and what they would do at day 45 if showings stall. The wrong list price costs more than any commission difference.
Questions to ask before you hire a BUTLER BAY agent
- How many homes have you sold in or near BUTLER BAY in the last year?
- How will you price my home (or help me bid), and what comps are you using?
- What’s your marketing plan, and where will my home actually show up?
- How do you handle negotiations, inspections, and appraisal gaps?
- How and how often will you communicate with me?
- Can you share recent client references?
Why community expertise matters in BUTLER BAY
Two homes a mile apart can sell on completely different terms. A BUTLER BAY expert prices to the micro-market, knows which upgrades buyers reward, and has the relationships to get deals done. That’s the difference between a home that lingers and one that sells for more, faster.
Top listing agents vs. buyer’s agents in BUTLER BAY
If you’re selling in BUTLER BAY, a top listing agent’s pricing, staging, and marketing are what win top dollar — the same skills behind a strong home sale. If you’re buying, a sharp buyer’s agent protects you in negotiation and inspections. The best BUTLER BAY Realtors do both well; ask any agent you interview which side they’re strongest on and how they’d handle yours.
Looking for a luxury real estate agent in BUTLER BAY?
At a median around $1.50M, BUTLER BAY is a higher-end market. The best luxury agents bring professional photography, marketing aimed at qualified buyers, discretion, and real negotiation experience on premium homes — make sure yours has actually closed at your price point here.
Meet your local expert
Brittany co-founded Momentum Realty, a RealTrends 500 brokerage (ranked #440 in the U.S.) with 280+ agents and $3.5B+ in closed sales across Florida. Tell her what you’re looking for and she’ll connect you with the right local Momentum specialist — and make sure you’re taken care of from first call to closing.
“I have now worked with Brittany and the Brooks Group / Momentum Realty to both buy and sell a property over the past 3 years. I had an outstanding experience.” — A. Lloyd, Zillow
Related BUTLER BAY resources
- Homes for sale & BUTLER BAY neighborhood guide
- Orange County real estate market
- Sell your BUTLER BAY home with a local expert
- Orange County homestead exemption
Common questions
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What is the median home price in BUTLER BAY?
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What should I budget beyond the mortgage in BUTLER BAY?
Market figures are aggregates from Momentum Realty’s MLS data for BUTLER BAY, as of 2026-08-10, and will change over time. This is general guidance on how to choose an agent, not a ranking or endorsement of any individual. Equal Housing Opportunity.