Willows At Lake Rhea
Homes for Sale in Windermere, FL
All 240 homes for sale in Windermere, FL · median $950,000 · 209 homes for sale in 34786 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $1,200,000, $350 per square foot, a median 13 days on market, sellers accepting 96% of original asking (+11% versus the prior year). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $20,010 ($19,340 with the full homestead exemption).
Willows At Lake Rhea Ph 03 is a small Windermere pocket of 95 homes built between 1989 and 1998, with a median living area of roughly 3,373 square feet. At this size and vintage, price here is driven less by square footage on paper and more by condition and how much updating a given home has seen. Two houses with the same footprint can trade far apart depending on kitchens, baths, roofs, and systems, so expect a wide spread rather than a tidy per-foot number.
The other defining fact is turnover, or the lack of it: no closings in the current window and a homestead share near 90% tell you this is a hold-and-stay community, not a churn market. For a seller, that scarcity can work in your favor when a well-kept home does list. For a buyer, it means patience — inventory is thin, and you may wait for the right house rather than choose from several at once.
Figures in this note are as of July 14, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Willows At Lake Rhea right now
🟢 Still climbing. The trailing-12-month median ($1.20M) is up 10.6% from the prior 12 months ($1.09M). With about 3 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 September 20. Confidence: Low (3 and 9 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 24, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside Willows At Lake RheaHomes 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
Willows At Lake Rhea market snapshot (as of September 20, 2026): the median sale price is about $1.20M ($350 per sq ft over the trailing 12 months of closed sales), and a median 13 days on market for closed sales. The trailing-12-month median is up 11% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 closings in the current window).
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.
County records show 13 qualified sales in Willows At Lake Rhea across 2024–2025 (5 in 2024, 8 in 2025), median $1.07M — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Willows At Lake Rhea is a community of 147 homes in Windermere, Orange County, built between 1989 and 1998 (median 1993), with a median living area of about 3,182 square feet. 87% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
This is an established, low-turnover enclave of larger 1990s homes in Windermere. The story here is stability and space, not new construction or frequent trading.
Who Willows At Lake Rhea is best for.
Best for
- Long-hold buyers wanting substantial square footage in an established Windermere neighborhood
- Buyers with a renovation budget willing to update a solid 1990s home
- Sellers with a well-maintained or updated home who benefit from scarce local competition
Probably not for
- Buyers on a tight timeline who need to close within a set window
- Anyone wanting new-construction finishes and floor plans
- Buyers who need move-in-ready condition with no appetite for updates
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.20M) IS the median in the snapshot above, and the move from 2025 ($1.09M) IS the +10.6% one-year change.
Windows contain 0 to 13 sales each (3 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 2005 through 2026. Deemed reliable but not guaranteed.
26% 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 (2026-09-20).
The Willows At Lake Rhea buying strategy.
If we were buying in Willows At Lake Rhea 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 Willows At Lake Rhea.
A stay-put enclave of larger 1990s homes
With 95 homes and a build range of 1989 to 1998 (median 1994), the housing stock is consistent in era and generous in size — the median living area sits around 3,373 square feet. That's substantial square footage, which means the real questions for any buyer are mechanical and cosmetic: original versus updated systems, roof age, and whether floor plans have been opened up or left in their 1990s form. Price separation in a community like this comes from exactly those differences.
A homestead share near 90% signals owners who occupy and hold rather than flip or rent. Combined with zero closings in the current window, that points to genuinely tight supply. It's a market where a clean, move-in-ready listing tends to attract attention precisely because alternatives are scarce, and where dated homes still sell — but reward the buyer willing to budget for updates.
The location and the amenities are priced into every listing in Willows At Lake Rhea. 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 Willows At Lake Rhea 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 (8.2). Basis: Recent Direction +10.6% year-over-year; Owner Commitment 87% owner-occupied; Pricing Power 96.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a thin-inventory community like this, timing and condition are everything. We track what actually comes available in Willows At Lake Rhea, help sellers position an updated home against genuinely scarce competition, and help buyers judge — honestly — whether a listing is priced for its condition or for its square footage. When there's no recent comp to lean on, that read matters.
Willows At Lake Rhea in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Willows At Lake Rhea 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 Willows At Lake Rhea sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Willows At Lake Rhea, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Willows At Lake Rhea home worth?
Get a no-obligation home value based on real comparable sales in Willows At Lake Rhea, 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 →
| Location | Windermere, Orange County, FL · ZIP 34786 |
|---|---|
| Homes in the community | 147 (FL DOR 2025 assessment roll) |
| Years built | 1989–1998 (median 1993) |
| Typical living area | 3,182 sq ft (median) |
| Sale prices, last 12 months | $1,200,000 median across 3 closed sales · $350 per sq ft · +10.6% vs the prior 12 months |
| Days on market (closed sales) | 13 median |
| Owner-occupied (homestead) share | 87% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Willows At Lake Rhea key facts,” movewithmomentum.com/neighborhoods/willows-at-lake-rhea-ph-03, data as of September 20, 2026.
Housing distress & ownership in Willows At Lake Rhea Ph 03, 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.
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- ZIP 34786 housing scorecard
Windermere guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Orange County)
- Homestead exemption (Orange County)
- Home insurance cost
- New construction
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Willow Gardens Drive (10 homes on record)
- Willow Gardens Drive (10 homes on record)
- Willow Gardens Drive (8 homes on record)
- Willow Gardens Drive (8 homes on record)
- Willow Gardens Drive (5 homes on record)
- Willow Gardens Drive (3 homes on record)
- Willow Gardens Drive (1 homes on record)
Email me new listings in Willows At Lake RheaHomes for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Willows At Lake RheaHomes for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Willows At Lake RheaHomes for Sale will answer, and the answer is published on this page for the next buyer.
Recent Developments in Willows At Lake Rhea Ph 03
Development, infrastructure, retail, and school activity affecting Willows At Lake Rhea Ph 03, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Development
Orange County commissioners approve Tuscana land use plan in Shingle Creek Basin on 4-3 vote
Commissioners voted 4-3 to approve the Tuscana land use application from Shingle Creek Co-Owners LLC and Geyer Development, reversing a unanimous rejection in May 2025. The plan includes more than 1,000 hotel rooms, about 4,000 apartments and commercial buildings, with conditions for a raised road, flood mitigation and wetland protection. The developer projects thousands of jobs at full build-out.
What it may mean for the marketThe approval could add substantial rental housing, hotel capacity and commercial space in the Shingle Creek area, while flood-mitigation conditions will shape how and when it is built. The site is about 6 miles south of Willows At Lake Rhea Ph 03.
Source: Spectrum News 13 - August 2026Retail & Dining
Plans for Mattel indoor water park near Lake Buena Vista Factory Stores expand to 13 acres
Updated plans for the site off State Road 535 show a 95,000-square-foot indoor water park designed by Martin Aquatic, a separate 45,000-square-foot entertainment building and nearly 900 parking spaces. The tower height rises to as much as 100 feet and still needs Orange County approval. About 200 jobs are expected, and no opening date has been announced.
What it may mean for the marketThe project would add visitor attractions, dining and roughly 200 jobs near the State Road 535 corridor, with added traffic and parking demand nearby. The site is about 6 miles southwest of Willows At Lake Rhea Ph 03.
Source: FOX 35 Orlando - 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 east of Willows At Lake Rhea Ph 03, 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 5 miles north of Willows At Lake Rhea Ph 03, 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 7 miles northeast of Willows At Lake Rhea Ph 03, 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 7 miles northeast of Willows At Lake Rhea Ph 03, elsewhere in Orange County.
Source: Florida YIMBY
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.
Frequently Asked Questions
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Where is Willows At Lake Rhea, and what county is it in?
Should you buy in Willows At Lake Rhea?
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 September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (7 streets, ZIP 34786)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2005 (58 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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