Lakes Windermere Lake Reams Twnh
Homes for Sale in Windermere, FL
All 244 homes for sale in WINDERMERE, FL · median $966,750 · 37 townhomes for sale in WINDERMERE · 230 homes for sale in 34786 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, Lakes Windermere Lake Reams Twnh in Windermere, FL has 1 home for sale. Homes listed or recently sold were built 2013 - 2013; 3 of 3 report an HOA (median $200/mo); none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 104 ft).
| Location | WINDERMERE, Orange County, FL · ZIP 34786 |
|---|---|
| Homes in the community | 231 (FL DOR 2025 assessment roll) |
| Years built | 2003–2013 (median 2005.0) |
| Typical living area | 1,480 sq ft (median) |
| Amenities listed by sellers | Playground, Pool, Clubhouse, Community Mailbox, Deed Restrictions, Dog Park |
| For sale right now | 1 active, 1 pending · median asking $379,900 · 12.0 months of supply |
| Owner-occupied (homestead) share | 40% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2015 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Lakes Windermere Lake Reams Twnh key facts,” movewithmomentum.com/neighborhoods/lakes-windermere-lake-reams-twnh-windermere, data as of September 20, 2026.
Last 30 days in Lakes Windermere Lake Reams Twnh: 1 new listing (median asking $379,900), 1 under contract right now. As of October 5, 2026, Listings courtesy of Stellar MLS as distributed by MLS GRID.
This is a small townhome community - 263 homes total - built out over a single decade (2003 to 2013), with a median build year of 2005. That tight construction window means the housing stock is fairly consistent in style and age, so what differentiates one unit from another is mostly condition, updates, and lot position rather than era of construction.
Right now there is nothing active in this community, and the recent closings window is thin - just two sales. That is not unusual for a community this size, but it means pricing has to be built from context (comparable townhome product, sqft, condition) rather than from a live shelf of competing listings. Anyone buying or selling here right now should expect to lean on a broker who can source off-market or pending activity rather than browse a portal.
Lakes Windermere Lake Reams Twnh right now
🟢 Buyer-leaning market. 12.0 months of supply and 50% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Stellar MLS records, as of September 20, 2026. Confidence: Low (2 active and pending listings, 1 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 5, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
A compact, deed-restricted townhome enclave near Lake Reams in Windermere, built primarily in the mid-2000s with a median living area of about 1,480 square feet - a size profile suited to buyers wanting a maintained, lower-square-footage footprint rather than a larger single-family lot.
Stellar MLS sales records identify 122 homes in Lakes Windermere Lake Reams Twnh that have changed hands since 2014, built between 2003 and 2013 (median 2004), with a median living area of about 1,444 sq ft and a typical 2-bedroom, 2.5-bath layout; 99% are townhomes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 13 qualified sales in Lakes Windermere Lake Reams Twnh across 2024 - 2025 (6 in 2024, 7 in 2025), median $387,000 - the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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 Windermere Lake Reams Twnh. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Photos from Stellar MLS listings in Lakes Windermere Lake Reams Twnh; content deemed reliable but not guaranteed.
Who Lakes Windermere Lake Reams Twnh is best for.
Best for
- Buyers looking for a lower-maintenance townhome rather than a larger single-family home
- Investors or secondary-home buyers comfortable with a community where a majority of units are non-homestead
- Buyers who value a consistent, single-decade build era and are comfortable working through a broker to find off-market opportunities
Probably not for
- Buyers who want to compare several active listings side by side right now
- Buyers needing significantly more square footage than the community's ~1,480 sqft median
- Buyers who want to avoid HOA deed restrictions or shared-amenity fees entirely
The market around Lakes Windermere Lake Reams Twnh
Lakes Windermere Lake Reams Twnh is too small for its own price trend, so here is the market around it.
In ZIP 34786, 282 homes are on the market and 26% are under contract — a steady corner of Windermere.
Across Orange County, 5,774 homes are active and 1,755 pending (23% under contract).
In ZIP 34786 (WINDERMERE), 788 homes closed in the last 12 months at a median of $640K ($261/sq ft), down 0.6% year over year, with a median 40 days on market. Right now 131 active and 43 pending listings put supply at about 3.7 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 Twnh specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Lakes Windermere Lake Reams Twnh, 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.
Homes For Sale Right Now in Lakes Windermere Lake Reams Twnh
Live MLS inventory for Lakes Windermere Lake Reams Twnh. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Lakes Windermere Lake Reams Twnh listings as of 2026-10-01, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2015 through 2026. Tap any home to ask about it.
Every Home for Sale in Lakes Windermere Lake Reams Twnh Windermere Right Now (2)
All 2 active and pending Lakes Windermere Lake Reams Twnh Windermere listings with a detail page, newest first, refreshed twice a day from the MLS.
- 8608 Brookvale Drive · $379,900 · 3 bd / 2.5 ba · listed Sep 15, 2026 · listed by Agent Trust Realty Corporation
- 12303 Langstaff Drive · $400,000 · 3 bd / 2.5 ba · pending · listed Aug 18, 2026 · listed by Real Broker, Llc
Lakes Windermere Lake Reams Twnh 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 Windermere Lake Reams Twnh
- Pool · reported on 2 of 2 listings
- Community Mailbox · reported on 1 of 2 listings
- Deed Restrictions · reported on 1 of 2 listings
- Playground · reported on 1 of 2 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.
Schools
- Orange County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Bay Lake Elementary · Elementary
- Horizon West Middle School · Middle
- Windermere High School · High
Zoned schools reflect the assignments reported on recent Lakes Windermere Lake Reams Twnh listings and can change; always confirm with Orange County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Lakes Windermere Lake Reams Twnh address.
Shop the zone: Homes zoned for Windermere High School
The Lakes Windermere Lake Reams Twnh buying strategy.
If we were buying in Lakes Windermere Lake Reams Twnh 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Twnh.
A single-decade townhome pocket with thin current supply
With homes built between 2003 and 2013 and a median year built of 2005, this community reads as a cohesive townhome product rather than a mixed-vintage subdivision. At a median of roughly 1,480 square feet, these are efficient floorplans - the kind of unit that appeals to buyers prioritizing a lower-maintenance footprint over square footage.
The homestead share sits at about 38.8%, meaning a majority of homes in the community are not claimed as a primary residence under Florida's homestead exemption - worth knowing if you're evaluating how the community functions day to day versus how it might trade as an investment or secondary-home purchase. Deed restrictions apply, and the community carries shared amenities - pool, community mailbox, and a playground - typical of an HOA-governed townhome setting; buyers should verify current HOA terms and fees directly, since ownership costs and rules can shift the math on a smaller-footprint purchase.
The location and the amenities are priced into every listing in Lakes Windermere Lake Reams Twnh. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With zero active listings and only a couple of recent closings to reference, this is not a community where you can shop a live inventory list - you need someone tracking pending activity, HOA documentation, and off-market movement in real time. We monitor this pocket of Windermere closely enough to bring you a serious opportunity the moment it surfaces, and to price it honestly against the community's real sales history rather than guesswork.
Lakes Windermere Lake Reams Twnh in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $200/month (about $2,400/yr) · median of 40 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $200 per month ($2,400 a year) - the median AssociationFee across 40 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Twnh 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 Twnh 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 Twnh, 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 Twnh home worth?
Get a no-obligation home value based on real comparable sales in Lakes Windermere Lake Reams Twnh, 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 →
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.
22% of homes for sale in ZIP 34786 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-04).
Frequently Asked Questions
Is Lakes Windermere Lake Reams Twnh a buyer's or seller's market right now?
How many homes are in Lakes Windermere Lake Reams Twnh?
What share of Lakes Windermere Lake Reams Twnh is owner-occupied?
When were the homes in Lakes Windermere Lake Reams Twnh built?
Who is the best real estate agent for Lakes Windermere Lake Reams Twnh?
How do I find a top Windermere real estate agent who knows Lakes Windermere Lake Reams Twnh?
Can Momentum Realty connect me with an agent for Lakes Windermere Lake Reams Twnh?
Where is Lakes Windermere Lake Reams Twnh, and what county is it in?
Should you buy in Lakes Windermere Lake Reams Twnh?
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: October 1, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 34786)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2015 (27 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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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 Twnh fits the bigger picture — live prices, inventory, and Momentum Scores:
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