Reserve At Lake Butler Sound Ut
Homes for Sale in Windermere, FL
All 253 homes for sale in Windermere, FL · median $930,000 · 197 homes for sale in 34786 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 3 closed sales in Reserve At Lake Butler Sound Ut 2 in Windermere, FL since 2005, the most recent in May 2026. 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 120 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).
This is a large-format community by design, not by accident. A median living area near 4,863 square feet puts nearly every home here into estate territory, and that scale is the main driver of value and cost alike — lot size, finish level, and square footage matter more than any single amenity line item.
With 70.2% of homes carrying a homestead exemption, this is predominantly an owner-occupied pocket rather than a rental or flip-heavy street. That tends to produce a steadier, less reactive resale rhythm — sellers here are usually moving because of a life change, not chasing a quick exit, which shapes how negotiable a listing actually is.
Nearby homes for sale
No active listings inside Reserve At Lake Butler Sound UtHomes 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
Reserve At Lake Butler Sound Ut 2 is a 124-home enclave in Windermere built out mostly between 2002 and the mid-2000s, with a handful of homes built as recently as 2023 filling in later lots. The homes run large — a median of roughly 4,863 square feet — which sets this apart from typical Orange County subdivisions built to a smaller footprint.
Stellar MLS sales records identify 5 homes in Reserve At Lake Butler Sound Ut that have changed hands since 2005, built between 2004 and 2006 (median 2005), with a median living area of about 4,836 sq ft and a typical 5-bedroom, 5.5-bath layout; 100% are single-family homes. 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 4 qualified sales in Reserve At Lake Butler Sound Ut across 2024–2025 (1 in 2024, 3 in 2025), median $2.35M — 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.
Who Reserve At Lake Butler Sound Ut is best for.
Best for
- Buyers prioritizing square footage and lot size over community amenities
- Move-up buyers planning to hold long-term rather than flip
- Buyers comfortable evaluating a home built in the early-to-mid 2000s on its own condition, not assuming new-build systems
Probably not for
- Buyers who need confirmed clubhouse, pool, or gated access as a deciding factor
- Buyers targeting a smaller, lower-maintenance floor plan
- Buyers expecting a newly built home with minimal deferred maintenance
The market around Reserve At Lake Butler Sound Ut
Reserve At Lake Butler Sound Ut 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), 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 Reserve At Lake Butler Sound Ut specifically. Momentum Research analysis of MLS records.
Recent Developments in Reserve At Lake Butler Sound Ut 2
Development, infrastructure, retail, and school activity affecting Reserve At Lake Butler Sound Ut 2, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Capstone begins construction on The Gateway luxury apartments
Capstone Building Corp began construction on The Gateway, a 270-unit apartment community at 7250 Shadowridge Drive in Orlando, developed by JBL Development. The five-story gated project spans more than 417,000 square feet and is expected to be completed in late 2027. Amenities include a saltwater pool, fitness center, pickleball court, and a clubhouse with a restaurant and bar.
What it may mean for the marketAdds 270 market rate apartments in a five story building with resort style amenities, expanding the local rental housing stock in the Airport Lakes area of south Orlando. The project is about 10 miles southeast of Reserve At Lake Butler Sound Ut 2, elsewhere in Orange County.
Source: Construction Owners - 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 southeast of Reserve At Lake Butler Sound Ut 2, 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 site is about 2 miles north of Reserve At Lake Butler Sound Ut 2.
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 6 miles northeast of Reserve At Lake Butler Sound Ut 2, 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 6 miles east of Reserve At Lake Butler Sound Ut 2, elsewhere in Orange County.
Source: Florida YIMBY - October 2025Retail & Dining
New Apopka complex with restaurants and offices set to open in 2026
A new commercial complex in Apopka with restaurants and office space is set to open in 2026, adding retail and workplace space in northwest metro Orlando.
What it may mean for the marketNew retail and office space in Apopka adds everyday conveniences and local jobs, amenity and employment factors that can support nearby housing demand. The project is about 11 miles north of Reserve At Lake Butler Sound Ut 2, elsewhere in Orange County.
Source: GrowthSpotter
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.
The Reserve At Lake Butler Sound Ut buying strategy.
If we were buying in Reserve At Lake Butler Sound Ut 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 Reserve At Lake Butler Sound Ut.
Large lots, long ownership
The build window here, 2002 to 2023, spans two decades of construction, so buyers will find a mix of original early-2000s homes and later infill builds on remaining lots. The median year built of 2004 tells you most of the community dates to the original build-out, which means systems, roofs, and finishes on a typical resale will be closer to a 20-year mark than a 5-year mark — a real factor in negotiating condition and price.
No community amenities are identified from current MLS listings, which does not mean there are none, only that buyers should not assume clubhouse, pool, or gate access from the listing data alone and should verify directly with the HOA. Combined with a 70.2% homestead share, this reads as a community where people buy the house and the land, not a lifestyle package — the square footage and lot are doing the work that amenities would in other developments.
The location and the amenities are priced into every listing in Reserve At Lake Butler Sound Ut. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A community built almost entirely of large-format homes across a 20-year construction window needs a buyer-side read on condition, not just square footage — we walk every listing against its build year and flag where deferred maintenance is likely before it becomes a negotiation surprise. We also verify HOA and amenity structure directly rather than relying on MLS fields, since this community's listing data does not surface that information on its own.
Reserve At Lake Butler Sound Ut in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $63/month (about $756/yr) · median of 16 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $63 per month ($756 a year) — the median AssociationFee across 16 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, 2026-09.
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 Reserve At Lake Butler Sound Ut 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 Reserve At Lake Butler Sound Ut sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Reserve At Lake Butler Sound Ut, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Reserve At Lake Butler Sound Ut home worth?
Get a no-obligation home value based on real comparable sales in Reserve At Lake Butler Sound Ut, 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 Reserve At Lake Butler Sound Ut?
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 19, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2005 (3 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Reserve At Lake Butler Sound Ut 2 fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Reserve At Lake Butler Sound Ut
Where is Reserve At Lake Butler Sound Ut?
Reserve At Lake Butler Sound Ut is a community in Windermere, Orange County, Florida, ZIP 34786.
Are there homes for sale in Reserve At Lake Butler Sound Ut right now?
No active listings inside Reserve At Lake Butler Sound Ut at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Reserve At Lake Butler Sound Ut have an HOA or CDD?
No HOA is on record for Reserve At Lake Butler Sound Ut 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 Reserve At Lake Butler Sound Ut with Momentum Realty’s local guides.
Reserve At Lake Butler Sound Ut 2 Market Scorecard
Reserve At Lake Butler Sound Ut 2 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.