At a glance
| Location | Southeast Orlando, off Lee Vista Boulevard, ZIP 32829 |
|---|---|
| CDD | Vista Lakes Community Development District, effective February 7, 2000 |
| Homes in the CDD | 2,183 residential units across villas, patio homes, manors, townhomes and condos |
| FY 2027 CDD assessment | $785.15 to $1,717.30 a year, depending on unit type |
| CDD bonds | Series 2017 bonds scheduled to be paid off in 2032 and 2034 |
| HOA | Separate homeowners association, in addition to the CDD |
What Vista Lakes is like
Vista Lakes is organized around a clubhouse at 8841 Lee Vista Boulevard, where the CDD board meets. The CDD's budget lists 2,183 residential units in named subdivisions such as Pembroke, Champlain, Newport, Avon, Warwick and Windsor, plus the Gentry Park townhomes and the Central Park and Horizons condos. Some sections are gated and some are not, and lot widths run from 50 to 80 feet.
The district also assesses commercial parcels including a grocery-anchored shopping center, banks and daycares, so some everyday shopping sits within the district.
How much the Vista Lakes CDD costs
A community development district is a local special-purpose government created under Chapter 190 of the Florida Statutes. Vista Lakes CDD was established by Orange County and took effect on February 7, 2000. It is billed on your property tax bill as a non-ad valorem assessment, and it pays for items such as landscaping, lakes and wetlands, streetlights, stormwater and gate systems.
| Section (unit type) | O&M | Debt service | FY 2027 total |
|---|---|---|---|
| Horizons (condo) | $709.79 | $75.36 | $785.15 |
| Gentry Park (townhome) | $768.20 | $188.40 | $956.60 |
| Newport (50' patio, ungated) | $982.68 | $376.80 | $1,359.48 |
| Pembroke (60' villa) | $1,043.79 | $389.24 | $1,433.03 |
| Windsor (70' manor, gated) | $1,057.00 | $527.52 | $1,584.52 |
| Warwick (80' manor, gated) | $1,114.42 | $602.88 | $1,717.30 |
Figures are from the district's adopted FY 2027 budget, which runs October 1, 2026 to September 30, 2027. Every section rose modestly from FY 2026. The debt-service part repays Series 2017 bonds with final scheduled payments in May 2032 and May 2034; the operations part continues after that.
Prices compared with Orlando
Zillow doesn't publish a separate value for Vista Lakes. Zillow's typical home value for ZIP code 32829 was $403,322 in August 2026, down 1.7% over the year, against $371,120 for the City of Orlando. The ZIP covers more than Vista Lakes, so ask a local agent for recent sales by subdivision and unit type.
See the Orlando ZIP code guide and the Orlando housing market page for wider trends.
What to check before buying in Vista Lakes
- Total yearly cost: add the CDD line from the tax bill to HOA dues, plus any neighborhood association fee.
- Jurisdiction: confirm on the tax bill whether the parcel is inside City of Orlando limits, since that changes the millage. See Orange County property tax.
- Budget changes: the CDD adopts a new budget each summer at a public hearing. Ask whether a larger increase is proposed.
- Schools: check zoning with the OCPS school locator and the Orlando schools guide.
- Flood zone: homes near lakes and ponds should be checked on the FEMA Flood Map Service Center.
For another large planned area in southeast Orlando, compare Lake Nona.
Common questions
How much is the Vista Lakes CDD fee?+
For fiscal year 2027, the Vista Lakes CDD assessment ranges from $785.15 a year for a Horizons condo to $1,717.30 for an 80-foot gated manor home in Warwick. Single-family sections range from $1,319.88 to $1,717.30. The charge appears on the property tax bill and is separate from HOA dues, so ask for both.
When will the Vista Lakes CDD bonds be paid off?+
The district's adopted FY 2027 budget shows the Series 2017 A-1 bonds with a final scheduled payment in May 2032 and the Series 2017 A-2 bonds in May 2034. After that, the debt-service part of the assessment should end, but the operations and maintenance part continues every year and is set in each annual budget.
Does Vista Lakes have an HOA as well as a CDD?+
Yes. The CDD handles community-wide infrastructure such as landscaping, lakes, streetlights and stormwater, while a separate homeowners association handles deed restrictions and other duties. The CDD's own website lists a separate phone contact for the HOA. Ask the seller for every association's current dues, any special assessments and an estoppel certificate before closing.