Lake Reams Townhomes
Homes for Sale in Windermere, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 3 closed sales in Lake Reams Townhomes in Windermere, FL since 2013, the most recent in February 2026. Across Windermere as a whole, 426 homes closed in the last 12 months at a median of $640,000, 37 median days on market, with 100 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).
There is not enough current MLS activity here to point to a price trend, and that itself is useful information: Lake Reams Townhomes trades infrequently enough that broad-market comps for Windermere townhomes will tell you more than anything specific to this community alone. Treat any pricing conversation here as a case-by-case exercise, not a formula.
The other notable gap is amenities — nothing has come through current MLS listings identifying a clubhouse, pool, or other shared community feature tied to this address. That does not mean nothing exists; it means the listing data alone will not confirm it. Anyone serious about this community should get HOA documents and amenity details directly rather than assuming based on the Windermere name.
Nearby homes for sale
No active listings inside Lake Reams Townhomes right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Lake Reams Townhomes sits in Windermere, Orange County — a townhome-format community where current MLS data does not surface amenity or pricing detail on its own, meaning due diligence has to be more direct than a typical listing scan.
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 Reams Townhomes is best for.
Best for
- A buyer set on the Windermere area who wants a townhome specifically and doesn't need amenity marketing to make a decision
- Someone comfortable doing direct HOA and covenant research rather than relying on listing photos and descriptions
- A buyer prioritizing location over confirmed on-site amenities
Probably not for
- A buyer who wants a community with a well-documented, active resale history to benchmark against
- Someone who needs confirmed amenities (pool, clubhouse, etc.) locked in before touring
- A buyer unwilling to request HOA financials or governing documents directly
The market around Lake Reams Townhomes
Lake Reams Townhomes 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).
In ZIP 34786 (Windermere), 784 homes closed in the last 12 months at a median of $622K ($262/sq ft), down 1.5% year over year, with a median 38 days on market. Right now 113 active and 37 pending listings put supply at about 3.0 months — a balanced market. See the live ZIP 34786 housing market and the Orange County market.
ZIP and county figures describe the wider market, not Lake Reams Townhomes specifically. Momentum Research analysis of MLS records.
The Lake Reams Townhomes buying strategy.
If we were buying in Lake Reams Townhomes 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 Reams Townhomes.
What the listing data won't tell you
When a community has no recent, distinguishing MLS-level detail — no consistent price signal, no amenity list — the smart move is to separate what's true of the address from what's true of the broader area. Windermere and Orange County carry their own market dynamics, but Lake Reams Townhomes as a specific community has not generated enough current listing volume to say anything numeric with confidence.
That's not a red flag by itself. Smaller or lower-turnover townhome communities often go quiet for stretches between listings. It does mean a buyer or seller here should lean on direct documentation — HOA disclosures, recorded plats, and covenants — rather than expecting the MLS feed to answer questions about shared amenities, maintenance obligations, or fee structure.
The location and the amenities are priced into every listing in Lake Reams Townhomes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with thin current listing data, the value of a broker is in knowing what to go dig up rather than what to recite. We pull HOA documents, check recorded covenants, and talk to the association directly before we let a client make assumptions about what Lake Reams Townhomes does or doesn't include.
Lake Reams Townhomes 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 Reams Townhomes 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 Reams Townhomes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lake Reams Townhomes, 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 Reams Townhomes home worth?
Get a no-obligation home value based on real comparable sales in Lake Reams Townhomes, 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 →
Should you buy in Lake Reams Townhomes?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 13, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2013 (3 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.
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Common questions about Lake Reams Townhomes
Where is Lake Reams Townhomes?
Lake Reams Townhomes is a community in Windermere, Orange County, Florida, ZIP 34786.
Are there homes for sale in Lake Reams Townhomes right now?
No active listings inside Lake Reams Townhomes at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Lake Reams Townhomes have an HOA or CDD?
No HOA is on record for Lake Reams Townhomes in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Nearby Communities
Explore more neighborhoods near Lake Reams Townhomes with Momentum Realty’s local guides.
Lake Reams Townhomes Market Scorecard
Lake Reams Townhomes is currently a no active listings market. Limited supply, a median asking price of n/a.
Typical home value in the 34786 ZIP is $706,166, about 7.6% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.