brightFLORIDA HOMESPlan your move
WINTER GARDEN NEIGHBORHOOD GUIDE

Living in Orchard Hills: homes, prices, HOA/CDD fees and what to check

Orchard Hills is a residential community with Winter Garden addresses whose HOA portal identifies it as Orchard Hills Village I, which matches Village I in Orange County's Horizon West plan. That points to unincorporated Orange County rather than the City of Winter Garden, but confirm on the parcel record. We could not verify HOA dues or CDD figures, so check the tax bill and HOA budget. Zillow's typical value for ZIP 34787 was $570,875 in August 2026.

Researched September 25, 2026 · Bright Florida Homes
YOUR NEXT STEP01 / 02

Plan your Winter Garden home search.

Compare Plant Street access, trail use and community ownership before choosing a home.

No obligation to choose an agent.

At a glance

LocationHorizon West, southwest Orange County, Winter Garden addresses
Horizon West villageVillage I (per the HOA portal name)
ZIP34787
ZIP typical value$570,875 (Zillow, August 2026)

What we could verify

The Orchard Hills HOA portal is titled Orchard Hills Village I. Orange County's Horizon West village map includes a Village I alongside Bridgewater, Lakeside, Village F, Village H and the Town Center. We could not confirm builders, home counts, HOA dues or CDD status from official sources, so request the governing documents and budget.

What being in Horizon West means

Horizon West is an unincorporated Orange County planning area of about 20,704 gross acres, adopted in 1995. Parcels there generally pay county rather than City of Winter Garden millage. Many Horizon West neighborhoods sit in a CDD, but not all. See our Horizon West guide and Orange County property tax guide.

Prices

Zillow's typical home value for Winter Garden was $566,535 in August 2026, down 1.0% on the year, and $570,875 for ZIP 34787. Zillow does not publish a separate figure for this neighborhood in our data, so use closed sales inside the community over the last six months as your guide. Across the Orlando metro, homes took a typical 70 days to go pending and 28.0% of listings had a price cut, which gives buyers some room to negotiate.

New communities nearby shape what buyers will pay for resale homes. See our Winter Garden new construction guide.

HOA and CDD

Florida law requires the initial sale contract for a home inside a Community Development District to carry a bold disclosure that the district may levy taxes or assessments. For a resale, read the latest Orange County tax bill, where CDD charges appear as separate lines. As a reference point, the Stoneybrook West CDD in west Orange County set FY2027 totals of $366.82 to $1,074.31 per home; districts with newer bonds are often higher.

Questions to ask the seller or HOA

  1. What are the current HOA dues, and what do they cover?
  2. Is there a CDD, and what are the operations and debt amounts for this lot?
  3. Are any special assessments planned or under discussion in recent board minutes?
  4. What are the rules on fences, pools, parking, short-term rentals and exterior changes?
  5. Is the association still controlled by the developer, or has it passed to residents?

Other checks before you buy

  • Look up the parcel on the Orange County Property Appraiser site and note the millage code and any non-ad valorem assessments.
  • Read the latest property tax bill. CDD assessments, where they exist, usually appear there as separate lines.
  • Ask the seller or HOA for the current HOA budget, dues and what they cover.
  • Order an HOA estoppel certificate early in the contract period.
  • Check the FEMA flood zone for the exact lot, especially near lakes and ponds.
  • Confirm school zoning with the Orange County Public Schools locator for the exact address.

Common questions

Is Orchard Hills in Horizon West?+

The Orchard Hills HOA portal uses the name Orchard Hills Village I, and Village I is one of the villages on Orange County's Horizon West map. Horizon West is unincorporated Orange County, so confirm on the Orange County Property Appraiser site whether a specific parcel pays county or city millage.

Does Orchard Hills have a CDD?+

We could not confirm Orchard Hills' CDD status from an official source. Many Horizon West neighborhoods are in a CDD and some are not. Check the property tax bill for the specific home, where CDD charges appear as separate lines, and ask the HOA for the figures in writing.

What is the typical home value in Orchard Hills?+

Zillow does not publish a separate figure for Orchard Hills in our data. Zillow's typical value for Winter Garden ZIP 34787 was $570,875 in August 2026, down 0.9% on the year. Use recent closed sales inside the community to judge a specific home's price.

Sources

YOUR NEXT PROPERTY DECISION

Start with your location and your goal.

Request a conversation about the move you are planning.

Start my enquiry ↗
Plan your Florida move ↗
Find an agent →
BEFORE YOU GO

Still comparing Winter Garden areas? Tell us where you are looking and what the home needs to do.

YOUR NEXT STEP

Plan your Winter Garden home search.