Hamlin vs Lakeside Village: Prices, Fees and Amenities Side by Side (2026)
Hamlin Town Center in Horizon West, with Publix, Miller's Ale House and other shops.
Image: Jared Jones Team
Quick answer
In the 12 months to Oct 2, 2026, homes in Hamlin-named subdivisions sold for a median of $521,990 across 169 closings, and homes in Lakeside Village for $610,000 across 273 closings (Stellar MLS, Oct 2026). Price per square foot was close, $255 against $250. Most Hamlin homes sold were 2025 or 2026 builds, while the middle half of Lakeside Village homes sold were built between 2008 and 2017. Neither showed a CDD line on the parcels we checked (OCPA, tax year 2026).
Market dashboard (last 12 months)
Median sold price
Oct 2025 to Oct 2026
Median price per sq ft
Stellar MLS, Oct 2026
Median days on market
Cumulative days on market
Closed sales
Single-family and townhomes
Hamlin = sales with Hamlin in the MLS subdivision name, Winter Garden 34787. Lakeside Village = sales in subdivisions inside Orange County’s Lakeside Village boundary, ZIPs 34786 and 32836. Stellar MLS, Oct 2026.
Lakeside Village Center's Publix entrance sign on Winter Garden Vineland Road, with townhomes behind it.
Image: Jared Jones Team
| Fact | Hamlin | Lakeside Village | Source |
|---|---|---|---|
| How we define it | MLS sales with Hamlin in the subdivision name, ZIP 34787 | MLS sales in subdivisions inside Orange County’s Lakeside Village boundary, ZIPs 34786 and 32836 | Stellar MLS; Orange County village map |
| Closed sales | 169 (89 single-family, 80 townhomes) | 273 (196 single-family, 77 townhomes) | Stellar MLS, Oct 2026 |
| Median sold price | $521,990 | $610,000 | Stellar MLS, Oct 2026 |
| Median single-family price | $740,000 | $705,000 | Stellar MLS, Oct 2026 |
| Median townhome price | $468,990 | $385,000 | Stellar MLS, Oct 2026 |
| Most sales between (10th to 90th percentile) | about $440K and $960K | about $365K and $1.1M | Stellar MLS, Oct 2026 |
| Median price per sq ft | $255 | $250 | Stellar MLS, Oct 2026 |
| Median home size | 2,072 sq ft | 2,396 sq ft | Stellar MLS, Oct 2026 |
| Median days on market | 26 days | 32 days | Stellar MLS, Oct 2026 |
| Median sale-to-list price | 100% | 98% | Stellar MLS, Oct 2026 |
| Year built (homes sold) | 2015 to 2026; median 2025 | 2002 to 2026; median 2013 | Stellar MLS, Oct 2026 |
| Built in 2025 or 2026 | 91 of 169 sales | 22 of 273 sales | Stellar MLS, Oct 2026 |
| CDD (annual, on the tax bill) | none on 12 of 12 parcels checked | none on 7 of 7 parcels checked | OCPA, tax year 2026 |
| County assessments (garbage, stormwater, street lights) | $594.90 to $745.30 a year | $510.91 to $696.77 a year | OCPA, tax year 2026 |
| Builder base prices | Dream Finders Hamlin Meadows from $434,990; Pulte Silverleaf Oaks from $434,990 | Dream Finders Palms at Windermere from $979,990 | Builder websites, Oct 2, 2026 |
| Mailing address | Winter Garden 34787 | Windermere 34786 and 32836 | Stellar MLS, Oct 2026 |
| Village plan | Town Center, established 2004; Hamlin development began 2012 | Lakeside Village, adopted 1997; about 5,202 acres | West Orange Times & Observer, Jan 2015 |
| Drive to Orlando City Hall | about 30 min (20.1 mi) | about 33 min (17.1 mi) | Map check, Oct 2026 |
| Drive to Magic Kingdom’s ticket center | about 25 min (14.5 mi) | about 18 min (9.5 mi) | Map check, Oct 2026 |
| Drive to Plant Street, downtown Winter Garden | about 16 min (8.9 mi) | about 20 min (9.7 mi) | Map check, Oct 2026 |
Where are Hamlin and Lakeside Village?
Both are part of Horizon West, the master-planned area Orange County laid out north of Walt Disney World. Hamlin, which began in 2012 on the shores of Lake Hancock, was the first development in the Town Center village, and its homes carry Winter Garden 34787 addresses. Lakeside Village was the first Horizon West village, adopted in 1997 with Lakes of Windermere as its first neighborhood, and its homes carry Windermere addresses in ZIPs 34786 and 32836 (West Orange Times & Observer, Jan 2015; Stellar MLS, Oct 2026).
In this comparison, Hamlin means MLS sales with Hamlin in the subdivision name, such as Parkview at Hamlin, Hamlin Reserve, Hamlin Meadows, Silverleaf Oaks at Hamlin and Overlook at Hamlin. Lakeside Village means sales in every subdivision inside the county’s Lakeside Village boundary, such as Lakes of Windermere, Windermere Trails, Lake Sawyer South and Palms at Windermere. Our Hamlin guide uses the wider Town Center village boundary, so its numbers differ.
How do home prices compare?
Hamlin-named subdivisions had a median sold price of $521,990 across 169 closings in the 12 months to Oct 2, 2026, and Lakeside Village $610,000 across 273 closings (Stellar MLS, Oct 2026). Price per square foot was close, $255 in Hamlin and $250 in Lakeside Village. The median Lakeside Village home was larger, 2,396 sq ft against 2,072.
By home type, Hamlin single-family homes had a median of $740,000 and Lakeside Village single-family homes $705,000. Hamlin townhomes had a median of $468,990 and Lakeside Village townhomes $385,000. Hamlin’s sales were close to half townhomes (80 of 169), while Lakeside Village’s were mostly single-family (196 of 273), and that mix moves each overall median.
How old are the homes in each area?
Hamlin’s homes are mostly new. The homes that sold in the last 12 months were built from 2015 to 2026, with a median of 2025, and 91 of 169 were built in 2025 or 2026. Lakeside Village’s homes sold were built from 2002 to 2026, with a median of 2013, and 22 of 273 were built in 2025 or 2026 (Stellar MLS, Oct 2026).
Builders are still selling in both. On Oct 2, 2026, Dream Finders listed Hamlin Meadows townhomes from $434,990 and single-family homes from $502,990, and Pulte listed Silverleaf Oaks townhomes from $434,990 and single-family homes from $521,990. In Lakeside Village, Dream Finders listed Palms at Windermere from $979,990 (builder websites, Oct 2, 2026). Base prices exclude lot premiums and options and change often. For how builder purchases work, see our Winter Garden new construction guide.
How fast are homes selling?
Hamlin-named homes had a median of 26 days on market and sold at a median of 100% of list price. Lakeside Village homes had a median of 32 days and 98% of list price (Stellar MLS, Oct 2026). Builder closings often post short market times, and Hamlin has more of them, so compare resale homes with resale comps.
How do HOA and CDD fees compare?
No CDD line showed on any of the 12 Hamlin-named parcels or the 7 Lakeside Village parcels we checked. County non-ad valorem assessments for garbage, stormwater and street lights ran from $594.90 to $745.30 a year on the Hamlin parcels and from $510.91 to $696.77 on the Lakeside Village parcels (OCPA, tax year 2026). Dream Finders states that Hamlin Meadows has no CDD and includes 1G fiber-optic internet through the HOA, and Pulte lists Silverleaf Oaks as “Low HOA, No CDD” (builder websites, Oct 2, 2026).
HOA dues vary by neighborhood in both areas and aren’t posted publicly. Call 407-706-5000 and we’ll pull current dues for a specific home, or see our HOA fees guide and CDD fees guide.
What amenities and shopping are nearby?
Hamlin Town Center has a Publix at 5400 Hamlin Groves Trail, about 5 minutes (1.2 mi) from a central Town Center point, and the Orange County Library System’s new Horizon West Branch Library at 4657 Hamlin Groves Trail opens October 10, 2026, about 7 minutes (2.5 mi) away (map check, Oct 2026; see our library opening details). Life Time’s athletic club at Hamlin has final county approval (see our Life Time at Hamlin update). Dream Finders lists a community pool, playgrounds and parks at Hamlin Meadows, and Pulte lists a community pool and playground at Silverleaf Oaks (builder websites, Oct 2, 2026).
Lakeside Village’s main shopping center is Lakeside Village Center, anchored by Publix at 7880 Winter Garden Vineland Road (Publix, Oct 2026), about 3 minutes (0.7 mi) from a central point in the village’s sales. The Lakes of Windermere association lists a pool and sun deck, tennis, volleyball and basketball, a pier on Lake Sawyer, a gazebo at Pine Loop Park and three playgrounds (Lakes of Windermere HOA, Oct 2026). Between the two areas, Hamlin’s Publix is about 17 minutes (8.2 mi) from central Lakeside Village, and Lakeside Village Center is about 16 minutes (8.2 mi) from central Hamlin (map check, Oct 2026).
How do the commutes compare?
From a central Town Center point in Hamlin, our map check shows about 30 min (20.1 mi) to Orlando City Hall, 25 min (14.5 mi) to Magic Kingdom’s Transportation and Ticket Center and 16 min (8.9 mi) to Plant Street. From a central point in Lakeside Village’s sales, it shows about 33 min (17.1 mi) to Orlando City Hall, 18 min (9.5 mi) to Magic Kingdom’s ticket center and 20 min (9.7 mi) to Plant Street (map check, Oct 2026). These are free-flow estimates, so drive your own route at the hour you’d actually commute.
How should buyers compare the two?
Start with budget, home type, home age, lot and commute. Compare single-family homes with single-family homes and townhomes with townhomes, since the mix differs between the two areas. On a newer build, ask what the builder warranty covers. On an older home, ask for the age of the roof, HVAC and water heater. In both areas, ask which associations a home belongs to and what the dues cover, and look at the tax bill for the specific parcel. A sales count or median is not a quality measure.
Frequently asked questions
How do home prices compare in Hamlin and Lakeside Village?
In the 12 months to Oct 2, 2026, Hamlin-named subdivisions had a median sold price of $521,990 across 169 closings, and Lakeside Village $610,000 across 273 closings (Stellar MLS, Oct 2026). Price per square foot was close: $255 in Hamlin and $250 in Lakeside Village. The mix of home types and sizes accounts for much of the gap in medians.
Are Hamlin homes newer than Lakeside Village homes?
Yes, on average. The median Hamlin home sold in the last 12 months was built in 2025, and 91 of 169 were built in 2025 or 2026. The median Lakeside Village home sold was built in 2013, and 22 of 273 were built in 2025 or 2026 (Stellar MLS, Oct 2026).
Do Hamlin or Lakeside Village have a CDD?
Not on the parcels we checked. None of the 12 Hamlin-named parcels or the 7 Lakeside Village parcels we looked up showed a CDD line for tax year 2026. County assessments ran from $594.90 to $745.30 a year in Hamlin and from $510.91 to $696.77 in Lakeside Village (Orange County Property Appraiser).
Is Lakeside at Hamlin part of Lakeside Village?
No. Lakeside at Hamlin is a Hamlin neighborhood in the Town Center village in Winter Garden 34787. Lakeside Village is a separate Horizon West village with Windermere addresses in ZIPs 34786 and 32836.
How far apart are Hamlin and Lakeside Village?
About 16 to 17 minutes (8.2 miles) by car in free-flow traffic: from a central Town Center point in Hamlin to Lakeside Village Center, or from a central point in Lakeside Village's sales to Hamlin's Publix (map check, Oct 2026).
Are builders still selling in Hamlin and Lakeside Village?
In both, on a smaller scale in Lakeside Village. On Oct 2, 2026, Dream Finders listed Hamlin Meadows from $434,990 and Pulte listed Silverleaf Oaks from $434,990 in Hamlin, and Dream Finders listed Palms at Windermere in Lakeside Village from $979,990 (builder websites, Oct 2, 2026).
Sources
- Stellar MLS sold data, single-family and townhome closings Oct 2025 to Oct 2, 2026, pulled Oct 2, 2026: Hamlin-named subdivisions in ZIP 34787, and Lakeside Village subdivisions in ZIPs 34786 and 32836; analysis by Jared Jones Team
- Orange County Property Appraiser, tax year 2026 parcel records, checked Sep 28, 2026
- Orange County Horizon West Special Planning Area and village maps, checked Sep 2026
- West Orange Times & Observer, Horizon West history, Jan 2015
- Dream Finders Homes: Hamlin Meadows, Pulte: Silverleaf Oaks and Dream Finders Homes: Palms at Windermere, checked Oct 2, 2026
- Lakes of Windermere HOA, amenities, checked Oct 2, 2026
- Publix, Lakeside Village Center, checked Oct 2, 2026
- Orange County Library System, checked Sep 2026
- Drive times from an OpenStreetMap map check, Oct 2026
Related Wave 1 guides
- Hamlin (Horizon West) Guide 2026
- Lakeside Village (Horizon West) Guide 2026
- Winter Garden & Horizon West Real Estate (2026) hub
- Horizon West neighborhoods guide 2026
- Horizon West CDD fees by community (2026)
- HOA Fees in Winter Garden and Horizon West (2026)
- Ovation vs Hamlin for new construction (2026)
- Working with a buyer’s agent in Horizon West (2026)
Buying or selling in Winter Garden or Horizon West?
Get street-level pricing, an honest commute read and a clear plan to close. Call or text 407-706-5000.