Lake Sawyer South
Homes for Sale in Windermere, FL
All 240 homes for sale in Windermere, FL · median $950,000 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, the MLS records 12 closed sales in Lake Sawyer South Ph 3 in Windermere, FL since 2012, the most recent in May 2022. Across Windermere as a whole, 449 homes closed in the last 12 months at a median of $640,000, 39 median days on market, with 225 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 Sawyer South is a built-out enclave of 340 homes constructed between 2007 and 2018, with the middle of the stock dating to around 2010. That tight construction window matters: you are largely comparing like against like, so price here is driven less by vintage and more by condition, updates, and lot position. Expect a wide spread around the median as renovated homes separate from those still wearing their original finishes.
With no closings in the current window, there is no fresh trade to anchor pricing, which puts the burden on disciplined comparable analysis rather than the last sale down the street. A homestead share of roughly 47% points to a meaningful owner-occupant base alongside investor or second-home ownership. For sellers, that means pricing to condition and preparing the home to show; for buyers, it means the sharpest values will be the homes that need work, and you will pay up for turnkey.
Figures in this note are as of July 14, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Lake Sawyer SouthHomes for Sale in Windermere, FL 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
A cohesive, fully developed community in Windermere where the homes share a common era and a typical footprint near 1,760 square feet, so the real variable buyers weigh is condition rather than layout or age.
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 Sawyer South is best for.
Best for
- Buyers wanting a settled, fully developed community with homes of a consistent age and size
- Value-focused buyers willing to update a dated home and capture the discount to turnkey
- Owner-occupants planning to homestead and stay for the medium to long term
Probably not for
- Buyers who require brand-new construction or the latest floor plans
- Buyers wanting a wide variety of home sizes and architectural eras in one place
- Investors expecting a steady stream of recent sales to time an entry against
The market around Lake Sawyer South
Lake Sawyer South is a small community — 17 recorded sales on file, most recently in 2016 — too few for its own price trend. Here is the market around it.
Across Orange County, 5,886 homes are active and 2,019 pending (26% under contract).
Homes here are townhouse.
ZIP and county figures describe the wider market, not Lake Sawyer South specifically. Momentum Research analysis of MLS records.
The Lake Sawyer South buying strategy.
If we were buying in Lake Sawyer South 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 Sawyer South.
A condition-driven market
The living space clusters around a median of about 1,760 square feet, and the 2007–2018 build range keeps floor plans and systems within a predictable band. That consistency is an advantage for underwriting a purchase: fewer surprises on structure and mechanicals, and cleaner comparables when a home does trade. The differentiators become kitchens, flooring, roofs, HVAC age, and how the lot sits.
Because the community is essentially built out at 340 homes, inventory turns on resale rather than new construction. With the homestead share under half, you will see a mix of long-held owner-occupied homes and homes that have been leased or held as investments, and those two groups often present very differently at showing time. Read each listing on its own condition, not on the community average.
The location and the amenities are priced into every listing in Lake Sawyer South. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with no recent closings to lean on, valuation comes down to careful comparable work and an honest read of condition — exactly the analysis we do before you write or accept an offer. We will tell you when a listing's asking price reflects finishes it does not have, and where a lightly dated home is the better buy once you price in the work.
Lake Sawyer South 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 Sawyer South 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 Sawyer South sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lake Sawyer South, 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 Sawyer South home worth?
Get a no-obligation home value based on real comparable sales in Lake Sawyer South, 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 Sawyer South on the map →
| Location | Windermere, Orange County, FL |
|---|---|
| Homes in the community | 340 (FL DOR 2025 assessment roll) |
| Years built | 2007–2018 (median 2010.0) |
| Typical living area | 1,760 sq ft (median) |
| Owner-occupied (homestead) share | 47% |
Data as of July 13, 2026. Based on Stellar MLS data distributed by MLS GRID for the period %s through %s; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Lake Sawyer South key facts,” movewithmomentum.com/neighborhoods/lake-sawyer-south-ph-3, data as of July 13, 2026.
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Windermere guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Orange County)
- Homestead exemption (Orange County)
- Home insurance cost
- New construction
Florida buyer guides
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- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Brofield Avenue (28 homes on record)
- Moser Avenue (22 homes on record)
- Salomon Cove Drive (16 homes on record)
- Jailene Drive (14 homes on record)
- Jailene Drive (12 homes on record)
- Vennetta Way (10 homes on record)
- Tattant Boulevard (10 homes on record)
- Fairgrove Avenue (9 homes on record)
- Strode Lane (8 homes on record)
- Tattant Boulevard (7 homes on record)
- Brofield Avenue (6 homes on record)
- Vennetta Way (6 homes on record)
Email me new listings in Lake Sawyer SouthHomes for Sale
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Ask an agent about Lake Sawyer SouthHomes for Sale
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Recent Developments in Lake Sawyer South Ph 3
Development, infrastructure, retail, and school activity affecting Lake Sawyer South Ph 3, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Development
Orange County commissioners approve Tuscana land use plan in Shingle Creek Basin on 4-3 vote
Commissioners voted 4-3 to approve the Tuscana land use application from Shingle Creek Co-Owners LLC and Geyer Development, reversing a unanimous rejection in May 2025. The plan includes more than 1,000 hotel rooms, about 4,000 apartments and commercial buildings, with conditions for a raised road, flood mitigation and wetland protection. The developer projects thousands of jobs at full build-out.
What it may mean for the marketThe approval could add substantial rental housing, hotel capacity and commercial space in the Shingle Creek area, while flood-mitigation conditions will shape how and when it is built. The site is about 7 miles south of Lake Sawyer South Ph 3.
Source: Spectrum News 13 - August 2026Retail & Dining
Plans for Mattel indoor water park near Lake Buena Vista Factory Stores expand to 13 acres
Updated plans for the site off State Road 535 show a 95,000-square-foot indoor water park designed by Martin Aquatic, a separate 45,000-square-foot entertainment building and nearly 900 parking spaces. The tower height rises to as much as 100 feet and still needs Orange County approval. About 200 jobs are expected, and no opening date has been announced.
What it may mean for the marketThe project would add visitor attractions, dining and roughly 200 jobs near the State Road 535 corridor, with added traffic and parking demand nearby. The site is about 6 miles south of Lake Sawyer South Ph 3.
Source: FOX 35 Orlando - July 2026Development
Orange County opens Enclave at Canopy Park with 104 affordable units
Orange County opened The Enclave at Canopy Park, a 104-unit affordable apartment community at 4440 Canopy Park Loop developed by Archway Partners. The county contributed 3 million dollars from its Affordable Housing Trust Fund. The community includes one and two bedroom homes plus a community center, fitness center, technology lab, and EV charging.
What it may mean for the marketAdds 104 income-restricted apartment homes to the local rental supply along with new community amenities and green-certified construction. The project is about 5 miles east of Lake Sawyer South Ph 3, elsewhere in Orange County.
Source: ClickOrlando - July 2026Civic
Orange County previews new Innovation Center on West Colonial Drive
Orange County previewed its new Innovation Center at 7149 West Colonial Drive, located within the county's Multicultural Center and Senior Center complex, with an official opening set for Fall 2026. The center will offer technology programs including 3D printing and makerspace prototyping through the Orange County Library System, plus career exploration and workforce training through CareerSource Central Florida.
What it may mean for the marketAdds a county operated civic and technology facility with library and workforce programming to the West Colonial corridor. The project is about 5 miles north of Lake Sawyer South Ph 3, elsewhere in Orange County.
Source: Orange County Newsroom - June 2026Development
Mixed-use high-rise redesigned for 924 and 934 North Magnolia Avenue
A redesigned 17-story mixed-use high-rise was proposed for 924 and 934 North Magnolia Avenue in Orlando's North Quarter district by Acram Group. The project would include 350 residential units, about 3,300 square feet of ground-floor commercial space, and a parking garage with 510 spaces, replacing two 1972 office buildings. A public plaza is planned at the corner of Magnolia and Weber Street.
What it may mean for the marketWould replace two aging office buildings with 350 residences, ground floor retail, and structured parking, adding housing density and a public plaza along the Orlando Urban Trail. The project is about 8 miles northeast of Lake Sawyer South Ph 3, elsewhere in Orange County.
Source: Florida YIMBY - June 2026Development
Planning board approves zoning for 37-story tower at 170 East Washington Street
Orlando's Municipal Planning Board voted to approve a Planned Development amendment for a 37-story, 425-foot mixed-use tower at 170 East Washington Street across from Lake Eola Park. The project would include 252 residential units, a 221-room hotel, a three-story restaurant, and structured parking. It still requires City Council consideration before construction.
What it may mean for the marketWould add a 37 story tower with 252 residences and a hotel to the downtown skyline, replacing a prior approval for a 7 story hotel and increasing high density housing and parking supply. The project is about 7 miles northeast of Lake Sawyer South Ph 3, elsewhere in Orange County.
Source: Florida YIMBY
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
How many homes are in Lake Sawyer South?
What share of Lake Sawyer South is owner-occupied?
When were the homes in Lake Sawyer South built?
Do cash buyers compete in Lake Sawyer South?
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Where is Lake Sawyer South, and what county is it in?
Should you buy in Lake Sawyer South?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR assessment roll (street-list match (7 streets, ZIP 34786)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2012 (12 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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