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

At a glance

What we could verify

Orange County Public Schools operates Summerlake Elementary at 15450 Porter Road, Winter Garden 34787. We did not find an official community, HOA or CDD source for Summerlake during our research, so this page focuses on what to check. A local agent or the HOA management company can supply the governing documents and current budget.

City, county and tax

Much of the newer housing with Winter Garden and Windermere addresses sits in Horizon West, an unincorporated Orange County planning area of about 20,704 gross acres. Parcels there generally pay Orange County rather than City of Winter Garden millage (4.8565 mills for 2026-27). We could not confirm from an official source whether every part of Summerlake is inside or outside city limits, so look up the specific parcel on the Orange County Property Appraiser site.

See our Orange County property tax guide for how the bill adds up.

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.

Nearby new construction also affects resale prices. Our Winter Garden new construction guide lists builder starting prices checked in September 2026.

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.

Sharing a name with a school does not mean a home is zoned to it. Use the OCPS locator for the exact address.

Common questions

Sources

• OCPS: Summerlake Elementary
• Orange County Government: Horizon West Special Planning Area
• Wikipedia: Horizon West, Florida
• Citizen Portal: Winter Garden adopts 2026-27 millage at 4.8565 mills
• Stoneybrook West CDD: FY2027 approved budget (PDF)
• Florida Statutes: Section 190.048, sale of real estate within a district
• Zillow Research: Home value and market data (ZHVI), August 2026