At a glance
| Location | Horizon West area of southwest Orange County, Windermere mailing address |
|---|---|
| Established | 2002 |
| Home styles | Victorian, Craftsman and classic designs, with rear-entry or front garages |
| HOA dues | $245 a quarter, managed by Leland Management |
| Amenities | Pool and sun deck, tennis, volleyball and basketball courts, three playgrounds, gazebo, Lake Sawyer pier |
| Nearby section | The Preserve at the Lakes of Windermere, a gated Pulte section |
What Lakes of Windermere is known for
Lakes of Windermere is known for its traditional street design and its lake access. The association describes homes in Victorian, Craftsman and classic styles, with rear-entry or front garages, and a pier on Lake Sawyer Drive used for fishing and evening views. It was established in 2002.
Realtor.com files the community under Horizon West rather than the Town of Windermere, which covers only 2.69 square miles between Lake Down and Lake Butler. A Windermere mailing address does not by itself put a home inside the town, and that matters for taxes, services and which government you deal with, so confirm it on the parcel record.
Is Lakes of Windermere a good area to live?
It suits buyers who want an established neighborhood with sidewalks, a community pool and courts, modest association dues and a Windermere address without the price of the lakefront estates. The trade-offs are that it has none of the private golf or gated security of Isleworth, and most trips mean driving.
For comparison, the gated Isleworth sells in the millions, while Zillow's typical value for all of Windermere was $707,471 in August 2026, up 0.1% over the year.
Lakes of Windermere homes and prices
Zillow does not publish a value for the community itself. Its August 2026 figures for the wider area were $707,471 for Windermere, $702,439 for the 34786 ZIP code and $566,535 for neighboring Winter Garden. Use recent sales inside Lakes of Windermere, matched on size, lot and garage type, to judge a price.
Single-family homes
Most homes are detached houses from the 2000s, in the Victorian, Craftsman and classic styles the association describes. Ask about roof age and any exterior changes that needed architectural approval.
Lake and pond lots
Some lots face ponds or sit near Lake Sawyer. Check the flood zone, whether the lot drains toward the house, and any rules on fences or docks.
The Preserve at the Lakes of Windermere
A local brokerage describes this as a separate gated section of 179 single-family homes built by Pulte between 2003 and 2005, from about 1,600 to 3,080 square feet, with its own pool and playground. If a home is in the Preserve, ask whether it pays a second association fee on top of the master dues.
What amenities are available at Lakes of Windermere?
The association lists these, all open from dawn to dusk for residents and their guests:
Pool and sun deck
A large pool in the main recreation area, with a kitchen that can be reserved through Leland Management. You need a pool access card, applied for through the association.
Pier on Lake Sawyer Drive
A pier for fishing and relaxing. The association reminds residents not to feed alligators.
Courts and playgrounds
Tennis, volleyball and basketball courts in the main recreation area, and three playgrounds: one there, one at Cragside Lane and Droxford Road, and one at Swinscoe Lane and Penshurst Lane.
Gazebo and walking loop
A shaded gazebo at Pine Loop Park, at Nobelton Drive and Mapperton Drive, used for community events, with a 9/10-mile sidewalk loop for walking and jogging.
Living in Lakes of Windermere
The wider Horizon West area
For shops, parks and the newer villages around the community, see the Horizon West guide.
Schools
Orange County Public Schools assigns schools by address, and boundaries can change. Check the exact address with the district before you buy.
Getting around
Driving is the norm. Test the commute to your work at rush hour before you commit.
HOA, tax and insurance costs
HOA dues
Dues are $245 a quarter, or $980 a year, collected by Leland Management. Paying by automatic ACH is free, while paying online through Leland costs a $9.95 processing fee. Ask for an estoppel certificate before closing to confirm the account is current and whether any special assessment is pending.
Property tax
If the parcel is outside the Town of Windermere, as the Horizon West listing suggests, it pays unincorporated Orange County rates, which ranged from 16.0858 to 19.4681 mills in 2025 depending on the mill code, rather than the town's totals of 15.2311 or 15.4839. Check the parcel's mill code and whether a CDD or special district line appears on the bill. The Orange County property tax guide works through a full bill.
Flood and insurance
Look up the address on FEMA's flood map, ask the seller for any elevation certificate, and read the Florida flood disclosure the seller must give at or before contract. The Florida flood zones guide explains the zones.
Pros and cons of Lakes of Windermere
Pros
- Modest HOA dues of $245 a quarter.
- Pool, courts, three playgrounds and a Lake Sawyer pier.
- Victorian, Craftsman and classic home styles.
Cons
- Not gated, apart from the separate Preserve section.
- Unincorporated Orange County tax rates run higher than the town's.
- Car-dependent for most errands.
For the rest of the market, see the Windermere local agent guide.
Common questions
Where is Lakes of Windermere?+
Lakes of Windermere is in the Horizon West area of southwest Orange County, with a Windermere mailing address and a pier on Lake Sawyer Drive. Realtor.com lists it under Horizon West rather than the Town of Windermere, so check the parcel record for the exact taxing district before you estimate taxes.
What are the HOA fees in Lakes of Windermere?+
The Lakes of Windermere homeowners association charges $245 a quarter, or $980 a year, collected by Leland Management. ACH payments are free and online payments carry a $9.95 fee. Homes in The Preserve section may also pay a sub-association fee, so ask the seller for both figures.
What amenities are available at Lakes of Windermere?+
The association lists a pool and sun deck with a reservable kitchen, tennis, volleyball and basketball courts, three playgrounds, a gazebo at Pine Loop Park with a 9/10-mile sidewalk loop, and a fishing pier on Lake Sawyer Drive. All are open dawn to dusk for residents and guests.
When was Lakes of Windermere built?+
The association says the community was established in 2002. A local brokerage says The Preserve at the Lakes of Windermere, a gated Pulte section of 179 homes, was built from 2003 to 2005. Ask for the build year and roof age of any home you consider.
Is Windermere, FL a wealthy area?+
By home values, prices are high for the region. Zillow's typical value for Windermere was $707,471 in August 2026, against $400,602 for Orange County overall. Values range from Lakes of Windermere's 2000s homes to multimillion-dollar lakefront estates in places like Isleworth, so the average hides a wide spread.
Sources
- Lakes of Windermere HOA: Home
- Lakes of Windermere HOA: About us
- Lakes of Windermere HOA: Our amenities
- Lakes of Windermere HOA: Payments
- Realtor.com: Lakes of Windermere, Horizon West homes for sale
- Realty in Orlando: The Preserve at the Lakes of Windermere
- Wikipedia: Windermere, Florida
- Orange County Property Appraiser: 2025 Final Millage Rates
- Florida Statutes: section 689.302, flood disclosure
- Zillow Research: city, county and ZIP home values (ZHVI), August 2026