RESERVE AT LAKE BUTLER SOUND
Homes for Sale in WINDERMERE, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
RESERVE AT LAKE BUTLER SOUND right now
🟢 Buyer-leaning market. 6.9 months of supply and 20% 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 August 2, 2026. Confidence: Medium (5 active and pending listings, 5 closed sales in 12 months).
🟡 Still climbing. The trailing-12-month median ($2.05M) is up 7.9% from the prior 12 months ($1.90M) and up 32% since 2012. With about 7 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 August 2. Confidence: Low (5 and 10 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated August 2, 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
RESERVE AT LAKE BUTLER SOUND market snapshot (as of August 2, 2026): the median sale price is about $2.05M ($395 per sq ft over the trailing 12 months of closed sales), a median 100 days on market for closed sales, and 6.9 months of supply, a buyer-leaning market. The trailing-12-month median is up 8% from the prior 12 months and up 32% since 2012, computed from record-level Stellar MLS closed sales (5 closings in the current window).
RESERVE AT LAKE BUTLER SOUND is a community of 91 homes in WINDERMERE, Orange County, built between 2002 and 2022 (median 2006), with a median living area of about 7,204 square feet. 66% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of RESERVE AT LAKE BUTLER SOUND. Swipe to explore the community.
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RESERVE AT LAKE BUTLER SOUNDPrice History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending August 2 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($2.05M) IS the median in the snapshot above, and the move from 2025 ($1.90M) IS the +7.9% one-year change.
Windows contain 0 to 23 sales each (5 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 2004 through 2026. Deemed reliable but not guaranteed.
RESERVE AT LAKE BUTLER SOUND Market Scorecard
RESERVE AT LAKE BUTLER SOUND is currently a buyer's market. About 6.9 months of supply, a median asking price of $1,746,000, and homes go under contract in about 39 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.
Housing distress & ownership in RESERVE AT LAKE BUTLER SOUND, 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.
Homes For Sale Right Now in RESERVE AT LAKE BUTLER SOUND
Live MLS inventory for RESERVE AT LAKE BUTLER SOUND. 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 · 87 daysTop listing
Active · 44 days
Active · 76 daysActive and pending RESERVE AT LAKE BUTLER SOUND listings as of 2026-08-23, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026. Tap any home to ask about it.
RESERVE AT LAKE BUTLER SOUND 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 RESERVE AT LAKE BUTLER SOUND
- Gated · reported on 8 of 12 listings
- Gated Community - Guard · reported on 8 of 12 listings
- Gated Community · reported on 7 of 12 listings
- Park · reported on 6 of 12 listings
- Deed Restrictions · reported on 5 of 12 listings
- Security · reported on 3 of 12 listings
- Playground · reported on 3 of 12 listings
- Secured Garage/Parking · reported on 1 of 12 listings
- Golf Carts OK · reported on 1 of 12 listings
- Security Gate · reported on 1 of 12 listings
- Clubhouse · reported on 1 of 12 listings
- Pool · reported on 1 of 12 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
- Windermere Elem · Elementary
- Bridgewater Middle · Middle
- Windermere High School · High
Zoned schools reflect the assignments reported on recent RESERVE AT LAKE BUTLER SOUND 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 RESERVE AT LAKE BUTLER SOUND address.
The RESERVE AT LAKE BUTLER SOUND buying strategy.
If we were buying in RESERVE AT LAKE BUTLER SOUND 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 RESERVE AT LAKE BUTLER SOUND.
A closer look at the RESERVE AT LAKE BUTLER SOUND market
At a median of $395 per square foot, RESERVE AT LAKE BUTLER SOUND prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 6.9 months of supply, a buyer-leaning market and the trailing-12-month median up 8% year over year. Homes that do trade take a median 100 days on market, useful leverage on any listing that has lingered.
The housing stock is 91 homes built between 2002 and 2022, and 66% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in RESERVE AT LAKE BUTLER SOUND. 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 RESERVE AT LAKE BUTLER SOUND 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 5 factors (5.2). Basis: Long-Term Appreciation +32% since 2012; Recent Direction +7.9% year-over-year; Liquidity & Demand 6.9 months of supply; Owner Commitment 66% owner-occupied; Pricing Power 91.1% sale-to-list. Refreshed with each data update.
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 RESERVE AT LAKE BUTLER SOUND 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 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, 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 home worth?
Get a no-obligation home value based on real comparable sales in RESERVE AT LAKE BUTLER SOUND, 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 RESERVE AT LAKE BUTLER SOUND on the map →
Frequently Asked Questions
What is the median home price in RESERVE AT LAKE BUTLER SOUND?
How long do homes in RESERVE AT LAKE BUTLER SOUND take to sell?
Is RESERVE AT LAKE BUTLER SOUND a buyer's or seller's market right now?
How many homes are in RESERVE AT LAKE BUTLER SOUND?
What share of RESERVE AT LAKE BUTLER SOUND is owner-occupied?
When were the homes in RESERVE AT LAKE BUTLER SOUND built?
Do cash buyers compete in RESERVE AT LAKE BUTLER SOUND?
Have RESERVE AT LAKE BUTLER SOUND home prices gone up?
Who is the best real estate agent for RESERVE AT LAKE BUTLER SOUND?
How do I find a top WINDERMERE real estate agent who knows RESERVE AT LAKE BUTLER SOUND?
Can Momentum Realty connect me with an agent for RESERVE AT LAKE BUTLER SOUND?
Nearby Communities
Explore more neighborhoods near RESERVE AT LAKE BUTLER SOUND with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending August 2, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (community parcel extract) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2004 (122 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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