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 |
Vista Lakes at a glance
Vista Lakes is a planned community in southeast Orlando, off Lee Vista Boulevard in the 32829 ZIP, east of Orlando International Airport. It is organized around a clubhouse at 8841 Lee Vista Boulevard, where the CDD board meets. The CDD's budget lists 2,183 residential units, and the district took effect on February 7, 2000.
Is Vista Lakes a good area to live in?
Vista Lakes suits buyers who want a planned community near the airport with a range of home types, some gated sections and CDD costs that are published in advance. It is a weaker fit if you want no special district charges, an older in-town neighborhood, or a short drive to the west side of the metro.
Add the CDD line to HOA dues and property tax before you compare a Vista Lakes home with one elsewhere.
What Vista Lakes is known for
Named villages with different lot sizes
The CDD's budget lists subdivisions such as Pembroke, Champlain, Newport, Avon, Warwick and Windsor, plus the Gentry Park townhomes and the Central Park and Horizons condos. Lot widths run from 50 to 80 feet.
Gated and ungated sections
Some sections are gated and some are not; the CDD budget labels Windsor and Warwick as gated and Newport as ungated.
Shopping inside the district
The district also assesses commercial parcels including a grocery-anchored shopping center, banks and daycares, so some everyday shopping sits within the district.
Homes and prices in Vista Lakes
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.
Condos
The Central Park and Horizons condos give the lowest entry point and the lowest CDD charge. Read our Orlando condo guide before you offer.
Townhomes
Gentry Park is the townhome section.
Patio homes and villas
Newport (50-foot patio homes) and Pembroke (60-foot villas) sit in the middle of the range.
Manor homes
Windsor (70-foot) and Warwick (80-foot) are the larger, gated manor sections with the highest CDD charges. See the Orlando ZIP code guide and the Orlando housing market page for wider trends.
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.
Living in Vista Lakes
Clubhouse and common areas
The clubhouse on Lee Vista Boulevard is the community hub, and the CDD pays for landscaping, lakes and wetlands, streetlights, stormwater and gate systems.
Shopping
A grocery-anchored center sits within the district.
Schools
Check zoning with the OCPS school locator and the Orlando schools guide.
Getting around
The airport is close. Most trips are by car, often on the Central Florida Expressway toll network, where E-PASS saves up to 50% compared with Pay By Plate.
Other costs to check
HOA dues
A separate homeowners association handles deed restrictions on top of the CDD. Ask the seller for every association's current dues, any special assessments and an estoppel certificate before closing.
Property tax
Confirm on the tax bill whether the parcel is inside City of Orlando limits, since that changes the millage: 18.0878 in the most common city code in 2025, against about 16.09 to 16.14 in unincorporated Orange County. See Orange County property tax.
Flood and budget changes
Homes near lakes and ponds should be checked on the FEMA Flood Map Service Center. The CDD adopts a new budget each summer at a public hearing, so ask whether a larger increase is proposed.
Pros and cons of Vista Lakes
Pro: published CDD costs
The FY 2027 budget lists every section's charge, from $785.15 to $1,717.30 a year.
Pro: bonds with an end date
The debt-service portion is scheduled to end in 2032 and 2034.
Pro: range of home types
Condos, townhomes, patio homes, villas and gated manor homes.
Con: two sets of charges
CDD and HOA dues both apply.
Con: airport proximity
Visit at different times of day to judge aircraft noise.
Con: no neighborhood price benchmark
Zillow reports only the ZIP. 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.
What ZIP code is Vista Lakes in?+
Vista Lakes is in the 32829 ZIP in southeast Orlando, off Lee Vista Boulevard. Zillow's typical home value for 32829 was $403,322 in August 2026, down 1.7% over the year. The ZIP includes other neighborhoods, so compare recent sales within the specific Vista Lakes section and unit type instead of relying on the ZIP figure.
Is Vista Lakes a gated community?+
Parts of it are. The Vista Lakes CDD budget describes the Windsor 70-foot and Warwick 80-foot manor sections as gated, while Newport's 50-foot patio homes are listed as ungated. The CDD pays for items including gate systems, and a separate HOA handles deed restrictions. Ask which gate rules and fees apply to the specific section.
Sources
- Vista Lakes CDD: Home
- Vista Lakes CDD: About the CDD
- Vista Lakes CDD: Finances
- Vista Lakes CDD: FY 2027 Adopted Budget
- Vista Lakes CDD: Questions
- Vista Lakes CDD: Contacts
- Orange County Property Appraiser: 2025 Final Millage Rates
- CFX: Toll Rates
- FEMA: Flood Map Service Center
- Orange County Public Schools: Find My School
- Zillow Research: Zillow Home Value Index (August 2026)
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Antonio Roberts
Antonio Roberts has spent five years helping more than 500 Florida buyers and sellers choose the right real estate agent. He is not a real estate agent himself: he researches what matters in a Florida move and connects people with licensed local agents, free of charge.
Reviewed by a licensed Florida real estate agent. Before publication, this guide was checked for accuracy by a licensed Florida real estate agent on our team. It is general information, not legal, tax or financial advice.
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