LAKES
Homes for Sale in WINDERMERE, FL
True comps, carrying-cost math, and listings before the portals.
With just one active listing at the moment, Lakes Windermere isn't offering much to compare against right now. Whatever pricing conversation happens here is being set by a single home, not a pattern, so anyone watching this community needs to treat any one listing as a data point, not a market signal.
The 6.0 months of supply puts this in balanced territory on paper, but with inventory this thin, that number is fragile. One more listing hitting the market, or the current one going under contract, will move that ratio meaningfully. For a buyer, that means less room to shop and compare within the community itself; for a seller, it means less competition to price against, but also less external validation for whatever number you choose.
The 60-Second Overview
Lakes Windermere is a small, deed-restricted community in Windermere carrying amenities like tennis courts and golf cart access, but with only one home currently listed, it functions more like a niche pocket than an active trading market.
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.
The setting & the homes.
Aerial and on-site photos of LAKES. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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LAKESWho LAKES is best for.
Best for
- Buyers specifically drawn to a small, deed-restricted, golf-cart-friendly community rather than a large selection to choose from
- Someone tracking one particular property here and ready to act on it quickly
- A seller comfortable pricing without a deep set of recent local comparables to lean on
Probably not for
- Buyers who want to tour multiple homes within the same community before committing
- Anyone relying on a broad set of active listings to gauge fair pricing here
- Buyers who need flexibility on move-in timing tied to a wider inventory pool
The market around LAKES
LAKES is a small community — 21 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 34786, 320 homes are on the market and 26% are under contract — a steady corner of WINDERMERE.
Across Orange County, 5,873 homes are active and 2,054 pending (26% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not LAKES specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in LAKES, 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 August 2026 through August 2026. Deemed reliable but not guaranteed.
LAKES 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 LAKES
- Tennis Court(s) · reported on 3 of 3 listings
- Deed Restrictions · reported on 1 of 3 listings
- Golf Carts OK · reported on 1 of 3 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.
The LAKES buying strategy.
If we were buying in LAKES 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 LAKES.
A market of one
There isn't a price story to tell here yet, because there isn't a spread of listings to draw one from. What we can say is structural: this is a deed-restricted community, which typically means HOA governance over exterior standards and community upkeep, and it allows golf carts, which matters for how residents actually move between the tennis courts and other shared spaces day to day.
Because the active count sits at one, months of supply (6.0) should be read as a snapshot rather than a trend. A single sale, a single new listing, or a single withdrawal will swing that number substantially. Anyone serious about this community should expect to move fast on whatever does come to market, since there's effectively no backup inventory to fall back on if a deal doesn't work out.
The location and the amenities are priced into every listing in LAKES. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this little active inventory, the value we add isn't comparing dozens of listings, it's knowing what's coming before it hits the portals and reading the deed restrictions and HOA terms closely enough that you're not surprised after closing.
LAKES in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA. Confirm current dues
- 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 LAKES 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 LAKES sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in LAKES, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your LAKES home worth?
Get a no-obligation home value based on real comparable sales in LAKES, 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 LAKES on the map →
LAKES Market Scorecard
LAKES is currently a buyer's market. About 6.0 months of supply, a median asking price of $3,350,000, and homes go under contract in about 151 days.
Go deeper: 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.
Frequently Asked Questions
How many homes are in LAKES?
What share of LAKES is owner-occupied?
When were the homes in LAKES built?
Do cash buyers compete in LAKES?
Who is the best real estate agent for LAKES?
How do I find a top WINDERMERE real estate agent who knows LAKES?
Can Momentum Realty connect me with an agent for LAKES?
Should you buy in LAKES?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near LAKES with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 34786)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2011 (16 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 your area comps.
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