At a glance
| Location | Southwest Orange County, Windermere and Winter Garden area |
|---|---|
| Nearby town | Windermere, 3,030 residents (2020 census), ZIP 34786 |
| Nearby lake | Lake Butler |
| County | Orange County |
What we could verify
The Town of Windermere sits on an isthmus between Lake Down and Lake Butler and uses ZIP 34786. Lake Butler Sound takes its name from the lake, but we could not confirm from an official source which lots have frontage or shared access, or the community's HOA dues. Ask for the plat, the deed and the HOA documents.
Town, city or county
Homes in this area can be inside the Town of Windermere, inside Winter Garden or in unincorporated Orange County, and each has different millage and rules. Look up the parcel on the Orange County Property Appraiser site. See our Orange County property tax guide and Winter Garden ZIP guide.
Lakefront and lake-access checks
- Access. Confirm whether the home has private frontage, a shared community dock or no access. A lake view is not the same as access.
- Docks and seawalls. Ask for permits and the age and condition of any dock, boat lift or seawall.
- Flood zone. Check the FEMA flood map for the exact parcel and get an elevation certificate if one exists.
- Insurance. Get flood and wind quotes before you make an offer.
- Water level. Ask neighbors or the HOA how lake levels have changed in dry and wet years.
Prices
Zillow does not publish a separate figure for Lake Butler Sound in our data. Zillow's typical home value for Winter Garden was $566,535 in August 2026, but lakefront homes often sit well above area averages, so price from closed sales of similar lakefront or lake-access homes in the community.
Boats, docks and shared facilities
If the community has shared lake facilities, the HOA documents should say who can use them, whether boats can be stored there and who pays for upkeep. Ask for the reserve line for any dock or seawall the association owns, because repairs to shared waterfront structures can lead to special assessments.
HOA and assessments
Ask for the HOA budget, reserves, dues and any special assessments. Check the Orange County tax bill for any non-ad valorem assessments. Florida law requires a bold CDD disclosure in the initial sale contract if a home sits in a CDD.
Questions to ask the seller or HOA
- What are the current HOA dues, and what do they cover?
- Is there a CDD, and what are the operations and debt amounts for this lot?
- Are any special assessments planned or under discussion in recent board minutes?
- What are the rules on fences, pools, parking, short-term rentals and exterior changes?
- Is the association still controlled by the developer, or has it passed to residents?
Compare with other west Orange County options in our Winter Garden neighborhoods guide.
Common questions
Where is Lake Butler Sound?+
Lake Butler Sound is in southwest Orange County, in the Windermere and Winter Garden area near Lake Butler. The Town of Windermere sits between Lake Down and Lake Butler and uses ZIP 34786. Check the parcel record with the Orange County Property Appraiser to confirm the jurisdiction of a specific home.
Do all Lake Butler Sound homes have lake access?+
Do not assume so. We could not confirm from an official source which lots have frontage or shared access. Ask for the plat, deed and HOA documents, and confirm whether any dock or access rights are deeded to the lot or held by the association.
What should I check on a lakefront home near Windermere?+
Check the FEMA flood zone, get flood and wind insurance quotes, ask for permits and condition reports on docks and seawalls, and review any HOA rules on boats and docks. Confirm whether the parcel is in Windermere, Winter Garden or unincorporated Orange County.