Lake Down Shores
Homes for Sale in Windermere, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 14 closed sales in lake down shores rep in Windermere, FL since 2011, the most recent in September 2025. Across Windermere as a whole, 440 homes closed in the last 12 months at a median of $640,000, 40 median days on market, with 126 homes for sale today. At that median and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $10,670 ($10,000 with the full homestead exemption).
Lake Down Shores is a small, established pocket in Windermere - just 38 homes, most of them dating to the late 1970s, with a median build year of 1979 and a handful of newer builds pushing all the way to 2021. What sets price here is not a builder's price sheet; it's condition and scope of work. On homes this size (median living area around 3,310 square feet) on lots this old, the spread between an original-condition house and a renovated one is wide, and the median sale figure hides most of that story.
With only a couple of closings in the recent window, this is a thin, low-turnover market. That cuts both ways: sellers rarely have to compete with three identical listings down the street, but buyers get very few true comparables, so pricing is more negotiation than formula. Expect to underwrite each house on its own merits rather than lean on neighborhood averages.
The 60-Second Overview
This is a mature, low-density enclave in Windermere where the housing stock skews to substantial late-1970s homes on established lots, with occasional newer construction mixed in. Turnover is light, so opportunities come irregularly and reward buyers who are ready to move.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Lake Down Shores is best for.
Best for
- Buyers seeking substantial square footage in Windermere and comfortable with an older home
- Renovation-minded buyers who can price and manage updates on a 1970s structure
- Long-hold buyers who value a settled, low-turnover street over frequent inventory
Probably not for
- Buyers who want brand-new construction and current finishes with no work involved
- Buyers needing a fast purchase with lots of comparable listings to choose from
- Budgets with no cushion for roof, systems, and update costs on an older home
The market around Lake Down Shores
Lake Down Shores is too small for its own price trend, so here is the market around it.
In ZIP 34786, 336 homes are on the market and 26% are under contract — a steady corner of Windermere.
Across Orange County, 5,909 homes are active and 1,877 pending (24% under contract).
ZIP and county figures describe the wider market, not Lake Down Shores specifically. Momentum Research analysis of MLS records.
lake down shores rep by the numbers
From county property records and closed MLS sales for the lake down shores rep subdivision: 21 homes on record; built 1974–2007; typical size about 3,018 heated sq ft; 4 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2017 | 3 | $453,100 |
| 2018 | 1 | $517,000 |
| 2019 | 1 | $542,500 |
| 2021 | 1 | $2,100,000 |
| 2023 | 2 | $2,806,172 |
| 2025 | 2 | $1,657,500 |
Newest recorded sale: $2,500,000 on 2025-09-05.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
Housing distress & ownership in LAKE DOWN SHORES REP, 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.
The Lake Down Shores buying strategy.
If we were buying in Lake Down Shores 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 Lake Down Shores.
Older bones, big footprints
The defining feature here is size on an aging base: a median living area of roughly 3,310 square feet against a median build year of 1979. That combination means most homes were built well before current construction norms, so budget realistically for systems, roofs, and updates alongside the purchase. The build range stretches from 1973 to 2021, so a small share of the inventory is genuinely modern - but those are the exception, not the rule.
Ownership here looks settled rather than transactional: roughly 76% of homes carry a homestead exemption, which tends to track with owner-occupancy and longer holds. Practically, that reinforces the low-turnover pattern - inventory doesn't churn, and when a well-kept home does list, it deserves prompt, serious attention because the next comparable one may be a while off.
The location and the amenities are priced into every listing in Lake Down Shores. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a 38-home community with only a couple of recent closings, generic pricing tools fall apart - there simply aren't enough sales to average. Our value here is reading each house individually: what the age of the structure means for your inspection and reserve budget, how a renovation should be weighed against the median, and what a fair number looks like when the last comp is thin or stale. That's the work on both sides of the table.
Lake Down Shores in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
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 Lake Down Shores 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 Lake Down Shores sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lake Down Shores, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Lake Down Shores home worth?
Get a no-obligation home value based on real comparable sales in Lake Down Shores, 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 homes for sale in Lake Down Shores on the map →
Should you buy in Lake Down Shores?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2011 (14 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.
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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.
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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.