Butler Bay
Homes for Sale in Windermere, FL
All 244 homes for sale in WINDERMERE, FL · median $966,750 · 230 homes for sale in 34786 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, Butler Bay in Windermere, FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $1,382,500, $348 per square foot, a median 12 days on market, sellers accepting 96% of original asking (-13% versus the prior year). Homes listed or recently sold were built 1983 - 1990; 7 of 7 report an HOA (median $199/mo); none of the 7 geocoded homes sit in a FEMA special flood hazard zone (median elevation 110 ft). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $23,050 ($22,380 with the full homestead exemption).
Villages & sections of Butler Bay
Butler Bay in Windermere, FL is a master-planned community recorded as 3 named villages and sections in the MLS; 1 home is for sale or pending across them today. Each village has its own page with its listings, sales history and HOA/CDD facts.
- Butler Bay Windermere Club · 1 for sale
- Manors at Butler Bay Ph 01 · 2 sold/12 mo
- Windermere Club/Butler Bay
| Location | WINDERMERE, Orange County, FL · ZIP 34786 |
|---|---|
| Homes in the community | 98 (FL DOR 2025 assessment roll) |
| Years built | 1985–2022 (median 1990.0) |
| Typical living area | 3,835 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | Gated Community - No Guard, Gated Community, Deed Restrictions, Golf Carts OK, Park, Playground |
| Sale prices, last 12 months | $1,382,500 median across 4 closed sales · $348 per sq ft · -12.9% vs the prior 12 months |
| Days on market (closed sales) | 12 median |
| For sale right now | 2 active, 1 pending · median asking $1,250,700 · 6.0 months of supply |
| Owner-occupied (homestead) share | 87% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Butler Bay key facts,” movewithmomentum.com/neighborhoods/butler-bay-windermere, data as of September 20, 2026.
Butler Bay right now
🟡 Balanced market. 6.0 months of supply and 33% of the inventory already under contract put buyers and sellers on roughly even footing.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of September 20, 2026. Confidence: Medium (3 active and pending listings, 4 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($1.38M) is down 12.9% from the prior 12 months ($1.59M). With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending September 20. Confidence: Low (4 and 10 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 5, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Butler Bay market snapshot (as of September 20, 2026): the median sale price is about $1.38M ($348 per sq ft over the trailing 12 months of closed sales), a median 13 days on market for closed sales, and 6.0 months of supply, a balanced market. The trailing-12-month median is down 13% from the prior 12 months, computed from record-level Stellar MLS closed sales (4 closings in the current window).
In ZIP 34786 (WINDERMERE), 788 homes closed in the last 12 months at a median of $640K ($261/sq ft), down 0.6% year over year, with a median 40 days on market. Right now 131 active and 43 pending listings put supply at about 3.7 months - a balanced market. See the live ZIP 34786 housing market and the Orange County market.
County records show 8 qualified sales in Butler Bay across 2024 - 2025 (4 in 2024, 4 in 2025), median $1.75M - the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Butler Bay is a community of 98 homes in Windermere, Orange County, built between 1985 and 2022 (median 1990.0), with a median living area of about 3,835 square feet. 87% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Butler Bay. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Photos from Stellar MLS listings in Butler Bay; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.38M) IS the median in the snapshot above, and the move from 2025 ($1.59M) IS the -12.9% one-year change.
Windows contain 0 to 11 sales each (4 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Orange County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Orange County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
22% of homes for sale in ZIP 34786 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-04).
Butler Bay Market Scorecard
Butler Bay is currently a balanced market. About 6.0 months of supply, a median asking price of $1,250,700, and homes go under contract in about 93 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Butler Bay, WINDERMERE
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period September 2026 through September 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Butler Bay
Live MLS inventory for Butler Bay. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Butler Bay listings as of 2026-10-01, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026. Tap any home to ask about it.
Every Home for Sale in Butler Bay Windermere Right Now (2)
All 2 active and pending Butler Bay Windermere listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2617 Butler Bay Drive · $1,649,000 · 4 bd / 4 ba · pending · listed Jul 28, 2026 · listed by Coldwell Banker Realty
- 2503 Butler Bay Drive · $1,750,000 · 4 bd / 3 ba · listed Jul 17, 2026 · listed by The Simon Simaan Group
Butler Bay on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Butler Bay
- Gated Community - No Guard · reported on 7 of 7 listings
- Gated Community · reported on 4 of 7 listings
- Park · reported on 3 of 7 listings
- Playground · reported on 3 of 7 listings
- Tennis Court(s) · reported on 3 of 7 listings
- Deed Restrictions · reported on 2 of 7 listings
- Golf Carts OK · reported on 2 of 7 listings
- Security Gate · reported on 1 of 7 listings
- Gated · reported on 1 of 7 listings
- Touchless Entry · reported on 1 of 7 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Orange County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Windermere Elem · Elementary
- Bridgewater Middle · Middle
- Windermere High School · High
Zoned schools reflect the assignments reported on recent Butler Bay listings and can change; always confirm with Orange County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Butler Bay address.
Shop the zone: Homes zoned for Windermere High School
The Butler Bay buying strategy.
If we were buying in Butler Bay today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Butler Bay.
A closer look at the Butler Bay market
At a median of $348 per square foot, Butler Bay prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 6.0 months of supply, a balanced market and the trailing-12-month median down 13% year over year. Homes that do trade take a median 13 days on market, useful leverage on any listing that has lingered.
The housing stock is 98 homes built between 1985 and 2022, and 87% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Butler Bay. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Butler Bay buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 4 factors (5.7). Basis: Recent Direction -12.9% year-over-year; Liquidity & Demand 6.0 months of supply; Owner Commitment 87% owner-occupied; Pricing Power 96.3% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA dues reported around $199/month (about $2,388/yr) · median of 132 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $199 per month ($2,388 a year) - the median AssociationFee across 132 MLS records, normalised to a monthly figure; most are billed annually. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Butler Bay buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Butler Bay sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Butler Bay, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Butler Bay home worth?
Get a no-obligation home value based on real comparable sales in Butler Bay, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Windermere →
Frequently Asked Questions
What is the median home price in Butler Bay?
How long do homes in Butler Bay take to sell?
Is Butler Bay a buyer's or seller's market right now?
How many homes are in Butler Bay?
What share of Butler Bay is owner-occupied?
When were the homes in Butler Bay built?
Who is the best real estate agent for Butler Bay?
How do I find a top Windermere real estate agent who knows Butler Bay?
Can Momentum Realty connect me with an agent for Butler Bay?
Where is Butler Bay, and what county is it in?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: October 1, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 34786)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2004 (58 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Butler Bay fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Butler Bay
- Home values · What homes in Butler Bay actually sell for
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