Lakes/Windermere Lake Reams
Homes for Sale in Windermere, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 1 closed sale in Lakes/Windermere Lake Reams in Windermere, FL, the most recent in March 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).
Part of Lakes, Windermere, FL — see all Lakes homes for sale (1 listing across 3 sections in the MLS).
The current MLS snapshot for Lakes/Windermere Lake Reams shows no active listings carrying identifiable community amenities, and no pricing or days-on-market data to report. That is not unusual for a smaller, lake-oriented pocket of Windermere — it simply means there is not enough live inventory right now to draw a market read from.
For a buyer or seller, that translates into one practical takeaway: pricing and pace here have to be benchmarked against comparable Windermere product rather than against this community in isolation, at least until listings surface. If you are serious about this specific area, you will want a search set up to catch a new listing the moment it hits, since the numbers simply are not there yet to negotiate from.
Nearby homes for sale
No active listings inside Lakes/Windermere Lake Reams 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
Lakes/Windermere Lake Reams sits in Orange County within Windermere, a name that points directly to its lake-focused setting rather than to any packaged amenity program.
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 Lakes/Windermere Lake Reams is best for.
Best for
- Buyers specifically targeting the Windermere lake area who are patient enough to wait for a listing to surface
- Sellers considering a future listing here who want to understand how thin current competition is before pricing
- Buyers already comparing several Windermere communities and treating this one as a watch-list addition
Probably not for
- Buyers who need active listings and current pricing data to make a near-term decision
- Buyers wanting a documented amenity package as part of the purchase
- Anyone on a tight timeline who cannot wait for inventory to appear in this specific community
The market around Lakes/Windermere Lake Reams
Lakes/Windermere Lake Reams 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 Lakes/Windermere Lake Reams specifically. Momentum Research analysis of MLS records.
The Lakes/Windermere Lake Reams buying strategy.
If we were buying in Lakes/Windermere Lake Reams 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/Windermere Lake Reams.
A community with no current market signal
There is a meaningful difference between a community with no amenities and a community with no listings active in MLS right now. Lakes/Windermere Lake Reams falls into the second category — the current snapshot simply has nothing to pull from on the amenity or pricing side, which limits what can honestly be said about the market today.
That absence of data is itself useful information. It tells a buyer that this is not a high-turnover community at the moment, and it tells a seller that a new listing here would have very little direct competition to price against. Either way, the right move is to track this community rather than assume, and to compare it against similar Windermere lake-adjacent product until fresh listings give a clearer picture.
The location and the amenities are priced into every listing in Lakes/Windermere Lake Reams. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community has this little current MLS activity, the value we add is watching it closely and telling you the truth when there is nothing new to report, rather than filling the gap with guesses. We track Lakes/Windermere Lake Reams alongside comparable Windermere areas so that when a listing does appear, you already understand where it should sit on price and condition.
Lakes/Windermere Lake Reams 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 Lakes/Windermere Lake Reams 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/Windermere Lake Reams sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Lakes/Windermere Lake Reams, 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/Windermere Lake Reams home worth?
Get a no-obligation home value based on real comparable sales in Lakes/Windermere Lake Reams, 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 Lakes/Windermere Lake Reams?
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 2026 (1 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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See how Lakes/Windermere Lake Reams fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Lakes/Windermere Lake Reams
Where is Lakes/Windermere Lake Reams?
Lakes/Windermere Lake Reams is a community in Windermere, Orange County, Florida, ZIP 34786.
Are there homes for sale in Lakes/Windermere Lake Reams right now?
No active listings inside Lakes/Windermere Lake Reams at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Lakes/Windermere Lake Reams have an HOA or CDD?
No HOA is on record for Lakes/Windermere Lake Reams 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 Lakes/Windermere Lake Reams with Momentum Realty’s local guides.
Lakes Windermere Lake Reams Market Scorecard
Lakes Windermere Lake Reams 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.