Lakes/Windermere Ph 02A
Homes for Sale in Windermere, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Price here is driven by size and condition, not by any single price tier. The median home runs about 2,652 square feet at a median of $550,000, which pencils to roughly $241.75 per square foot. That combination of larger footprints built between 2002 and 2020 is what sets the bar, and where a specific home lands against the median comes down to updates and finish level more than location alone.
The current posture is cooler than it reads on the surface. A median of 18 days on market says well-priced homes still move, but the market heat score of 22 and a year-over-year change of -13.4% point to a market that has softened. For sellers, that means pricing to today, not to last year. For buyers, there is room to be selective and to negotiate on homes that have been sitting.
Lakes/Windermere Ph 02A right now
🔴 Off the recent peak. The trailing-12-month median ($550K) is down 13.4% from the prior 12 months ($635K). With about 5 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending July 13. Confidence: Medium (6 and 9 sales in the two windows).
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Updated July 13, 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
Lakes/Windermere Ph 02A market snapshot (as of July 13, 2026): the median sale price is about $550K ($242 per sq ft over the trailing 12 months of closed sales), and a median 18 days on market for closed sales. The trailing-12-month median is down 13% from the prior 12 months, computed from record-level Stellar MLS closed sales (6 closings in the current window).
Lakes/Windermere Ph 02A is a community of 283 homes in Windermere, Orange County, built between 2002 and 2020 (median 2006.0), with a median living area of about 2,652 square feet. 60% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Lakes/Windermere Ph 02A is a 283-home community in Windermere with homes built across nearly two decades, so floor plans and finishes vary widely from one street to the next. Just under 60% of homes are homestead, which tends to make for a more owner-occupied, stable turnover pattern.
Who Lakes/Windermere Ph 02A is best for.
Best for
- Buyers wanting square footage around 2,652 sqft and prepared to invest in updates on older-build homes
- Long-term owner-occupants comfortable holding through a softer stretch of the market
- Value-focused buyers ready to move quickly on well-priced or sitting listings
Probably not for
- Sellers expecting last year's pricing in a market down 13.4% year over year
- Buyers needing a small, low-maintenance footprint
- Short-horizon buyers counting on quick resale gains in a cooling market
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 13 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($550K) IS the median in the snapshot above, and the move from 2025 ($635K) IS the -13.4% one-year change.
Windows contain 0 to 13 sales each (6 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period %s through %s. Deemed reliable but not guaranteed.
The Lakes/Windermere Ph 02A buying strategy.
If we were buying in Lakes/Windermere Ph 02A 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 Ph 02A.
Reading a softening market by the numbers
The headline number to sit with is the -13.4% year-over-year move against a low heat score of 22. That is not a market where you price aspirationally and wait. The 18-day median days on market tells you correctly-priced homes transact quickly, but that speed belongs to sellers who meet the market, not to those who chase last year's comps.
With only six closings in the measured window, individual sales carry real weight in the median, so treat the $550,000 figure as a directional midpoint rather than a hard rule. The homes span 2002 to 2020 construction with a median build year around 2006, which means condition and updating do more to explain price spread than any other single factor. Two homes of similar size can sit well apart on price depending on what has been touched since original build.
The location and the amenities are priced into every listing in Lakes/Windermere Ph 02A. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Lakes/Windermere Ph 02A buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (5.7). Basis: Recent Direction -13.4% year-over-year; Owner Commitment 60% owner-occupied; Pricing Power 97.8% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A thin closing window and a double-digit year-over-year decline make this a market where the comp read matters more than the list price. We work the condition-adjusted numbers home by home so sellers price to what is actually moving and buyers know when a home has been sitting for a reason. In a market at a heat score of 22, that discipline is the difference between a clean sale and a stale listing.
Lakes/Windermere Ph 02A 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/Windermere Ph 02A 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 Ph 02A 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 Ph 02A, 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 Ph 02A home worth?
Get a no-obligation home value based on real comparable sales in Lakes/Windermere Ph 02A, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Lakes/Windermere Ph 02A?
How long do homes in Lakes/Windermere Ph 02A take to sell?
How many homes are in Lakes/Windermere Ph 02A?
What share of Lakes/Windermere Ph 02A is owner-occupied?
When were the homes in Lakes/Windermere Ph 02A built?
Do cash buyers compete in Lakes/Windermere Ph 02A?
Who is the best real estate agent for Lakes/Windermere Ph 02A?
How do I find a top Windermere real estate agent who knows Lakes/Windermere Ph 02A?
Can Momentum Realty connect me with an agent for Lakes/Windermere Ph 02A?
Should you buy in Lakes/Windermere Ph 02A?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 13, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (9 streets, ZIP 34786)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2014 (53 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 your area comps.
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