Sanctuary Lakes
Homes for Sale in Windermere, FL
All 255 homes for sale in WINDERMERE, FL · median $930,000 · 176 homes for sale in 34786 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-12, 6 recorded sales closed at a median of $827,500, $278 per square foot, a median 71 days on market, sellers accepting 93% of original asking. Homes listed or recently sold were built 2021 - 2022; 6 of 6 report an HOA (median $90/mo); none of the 6 geocoded homes sit in a FEMA special flood hazard zone (median elevation 108 ft). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $13,800 ($13,130 with the full homestead exemption).
Sanctuary Lks in Windermere is a tight, recently built enclave - 81 homes, all constructed within a narrow 2020 to 2022 window, with a median year built of 2021. That uniformity is the whole story on price: there is no older, discounted stock pulling the median down and no fixer-upper tier pulling it up. The median sale price of $827,500 and median price per square foot of $277.54 reflect new-construction-era homes with a median living area of 3,232 square feet, not a spread of vintages competing on condition.
Right now there are zero active listings, based on six closings in the most recent window, which tells a buyer this is a market you have to wait into rather than shop in real time. A median 71.5 days on market across those closings suggests homes here do not move in a rush even when they do list - pricing has to be right, and buyers who want in should be positioned to act the moment something surfaces rather than expecting a running inventory to choose from.
Nearby homes for sale
No active listings inside Sanctuary Lks 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
Sanctuary Lakes market snapshot (as of September 12, 2026): the median sale price is about $828K ($278 per sq ft over the trailing 12 months of closed sales), and a median 72 days on market for closed sales.
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.
Sanctuary Lakes is a community of 65 homes in Windermere, Orange County, built between 2020 and 2022 (median 2021), with a median living area of about 3,232 square feet. 72% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A small, single-phase community of newer construction in Windermere, built out almost entirely between 2020 and 2022, with a homestead share near 70% pointing to a base of owner-occupied households rather than a heavy investor or short-term rental presence.
The setting & the homes.
Aerial and on-site photos of Sanctuary Lakes. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Sanctuary LakesPhotos from Stellar MLS listings in Sanctuary Lakes; content deemed reliable but not guaranteed.
Who Sanctuary Lakes is best for.
Best for
- A buyer targeting recently built construction (2020 - 2022) rather than an older or resale-heavy stock
- A buyer comfortable waiting for the next listing to surface rather than choosing from current inventory
- A buyer whose budget aligns with a median sale price in the $827,500 range for a larger, newer floor plan
Probably not for
- A buyer who needs to close within a fixed short timeline given the current lack of active listings
- A buyer looking for a wide range of price points or older, lower-cost housing stock
- A buyer who wants to compare several active listings before deciding, rather than act quickly if one appears
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($828K) IS the median in the snapshot above.
Windows contain 1 to 6 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 2021 through 2026. Deemed reliable but not guaranteed.
SANCTUARY/LKS/WINDERMERE Market Scorecard
SANCTUARY/LKS/WINDERMERE 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: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Sanctuary Lks, 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.
Sanctuary Lakes 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 Sanctuary Lakes
- Playground · reported on 3 of 3 listings
- Park · reported on 2 of 3 listings
- Community Mailbox · reported on 1 of 3 listings
- Deed Restrictions · reported on 1 of 3 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.
Recent Developments in Sanctuary Lks Windermere
Development, infrastructure, retail, and school activity affecting Sanctuary Lks Windermere, 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 8 miles east of Sanctuary Lks Windermere, 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 4 miles northeast of Sanctuary Lks Windermere, 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 project is about 7 miles north of Sanctuary Lks Windermere, elsewhere in Orange County.
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 8 miles northeast of Sanctuary Lks Windermere, 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 8 miles northeast of Sanctuary Lks Windermere, elsewhere in Orange County.
Source: Florida YIMBY - March 2026Development
Orlando approves the 380-acre Dowden Central Community Development District in Lake Nona
Orlando approved the Dowden Central Community Development District, a roughly 380-acre district in the Lake Nona area of southeast Orlando, in March 2026. The district provides the framework to build roads, drainage, utilities, and parks for future development phases.
What it may mean for the marketA new community development district lays the groundwork for large-scale growth in the Lake Nona area, a step that typically precedes new housing and commercial activity nearby. The site is about 11 miles southeast of Sanctuary Lks Windermere.
Source: ClickOrlando
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 Sanctuary Lakes buying strategy.
If we were buying in Sanctuary Lakes 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 Sanctuary Lakes.
A narrow build window, a narrow market
Because every home in Sanctuary Lks was built within roughly the same two-to-three-year span, the usual value drivers you'd argue over in an older subdivision - roof age, updated kitchens, original versus renovated - mostly fall away. What differentiates one sale from the next here is lot position, floor plan, and finish level chosen at construction, not decades of deferred or completed upgrades. That keeps the price-per-square-foot figure fairly meaningful as a comparison tool, since the underlying housing stock is close in age and scale, with a median living area over 3,200 square feet.
The absence of active listings alongside a six-closing window is the more important operational fact for anyone watching this community. With homestead exemptions applying to roughly seven in ten homes, turnover is not constant, and a median 71.5 days on market for the homes that did close suggests sellers are not rushing to price aggressively for a fast exit. For a prospective buyer, that combination - scarce supply, unhurried closings - means the plan has to include patience and readiness, not urgency to compete against a deep list of comparable listings.
The location and the amenities are priced into every listing in Sanctuary Lakes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With zero homes currently active, Sanctuary Lks is a community where knowing about a listing before it's widely marketed - or reaching a seller directly - matters more than usual. We track closings and off-market movement in this pocket of Windermere specifically so a buyer isn't starting a search from zero when the next of the community's 81 homes comes up.
Sanctuary Lakes in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $90/month (about $1,080/yr) · median of 18 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $90 per month ($1,080 a year) - the median AssociationFee across 18 MLS records, normalised to a monthly figure; most are billed quarterly. 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 Sanctuary Lakes 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 Sanctuary Lakes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Sanctuary Lakes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Sanctuary Lakes home worth?
Get a no-obligation home value based on real comparable sales in Sanctuary Lakes, 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 →
Frequently Asked Questions
What is the median home price in Sanctuary Lakes?
How long do homes in Sanctuary Lakes take to sell?
How many homes are in Sanctuary Lakes?
What share of Sanctuary Lakes is owner-occupied?
When were the homes in Sanctuary Lakes built?
Who is the best real estate agent for Sanctuary Lakes?
How do I find a top Windermere real estate agent who knows Sanctuary Lakes?
Can Momentum Realty connect me with an agent for Sanctuary Lakes?
Should you buy in Sanctuary Lakes?
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 14, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 12, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 34786)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2021 (15 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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