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 |
Lake Butler Sound at a glance
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.
Is Lake Butler Sound a good area?
For buyers drawn to the Butler chain of lakes, it can be, as long as the specific home's water access, flood zone and association finances hold up. We could not verify its home count, fees or lake rules from official sources, so the documents decide it.
Which government
Homes in this area can be inside the Town of Windermere, inside Winter Garden or in unincorporated Orange County, each with its own millage and rules. Windermere has its own police department and a town council of five members elected at large. Check the parcel before you estimate taxes, using our Orange County tax guide.
What the area is known for
The Butler chain of lakes. Windermere, founded in 1887 by John Dawe, an Englishman who named it after Windermere in England's Lake District, sits on an isthmus between Lake Down and Lake Butler and was incorporated on 2 February 1925. Because the town lies between lakes of the chain, it is on the shortest road route between the east and west sides, which brings commuter traffic through its roundabouts.
Homes and prices
Lakefront
Private frontage usually commands the highest prices. Confirm the frontage on the survey and plat.
Lake access or view
Shared docks or views price below frontage. Find out whether any access right is deeded to the lot.
Interior
Homes away from the water trade the view for lower flood and seawall exposure.
Zillow publishes no figure for Lake Butler Sound in our data, and Winter Garden's typical $566,535 in August 2026 understates lakefront homes. Price from closed sales of similar water access, and see our Winter Garden ZIP guide for 34786 and 34787, and our Winter Garden neighborhoods guide for other areas.
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.
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.
Schools
Public schools
Wikipedia notes that residents of the Town of Windermere are served by Windermere Elementary, Gotha Middle and Olympia High, and that the town is not in the attendance area of Windermere High School, which opened in 2017 in the Lake Butler area despite its name. Names can mislead, so check any address with OCPS.
Private school
Windermere Preparatory School, a private PK-12 college preparatory school, is also in the Lake Butler area.
Questions for the seller or HOA
- Does this lot have deeded water access, and is any dock permitted?
- Who maintains shared docks, seawalls or ramps, and what is in reserves for them?
- What are the dues, and is any special assessment planned?
- Is there a CDD line on the tax bill?
- Has the home ever flooded or had a flood claim?
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.
Is Lake Butler Sound in Windermere or Winter Garden?+
It depends on the parcel. The area straddles the Town of Windermere, the City of Winter Garden and unincorporated Orange County, and each has a different millage and different rules. Look up the address on the Orange County Property Appraiser site to see which applies before comparing tax estimates.
Does Windermere High School serve the Town of Windermere?+
No, according to Wikipedia. Residents of the Town of Windermere are served by Windermere Elementary, Gotha Middle and Olympia High, while Windermere High School, which opened in 2017, is in the Lake Butler area and does not include the town in its attendance zone. Check any address with OCPS.
Sources
Florida home prices, once a month.
What changed in Florida home values and mortgage rates, from our housing tracker, plus new guides. Free, one email a month, unsubscribe any time.
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.
More about Antonio and how the service works →