Lakeside Village (Horizon West): Neighborhoods, Home Prices and HOA/CDD Explained (2026)
Image: Jared Jones Team
Quick answer
Homes in Lakeside Village sold for a median of $610,000 across 273 closings in the 12 months to Oct 2, 2026, with a median of 32 days on market (Stellar MLS, Oct 2026). It was the first Horizon West village, and the middle half of homes sold were built between 2008 and 2017. No CDD line showed on any of the 7 Lakeside Village parcels we checked (OCPA, tax year 2026).
Market dashboard (last 12 months)
Median sold price
Median price per sq ft
Median days on market
Closed sales
Oct 2025 to Oct 2026
Based on 273 single-family and townhome closings in subdivisions inside Orange County’s Lakeside Village boundary (196 single-family, 77 townhomes), Stellar MLS, Oct 2026.
| Fact | Lakeside Village | Source |
|---|---|---|
| How we define it | Single-family and townhome sales in subdivisions inside Orange County’s Lakeside Village boundary (ZIPs 34786 and 32836) | Stellar MLS; Orange County village map |
| Closed sales | 273 (196 single-family, 77 townhomes) | Stellar MLS, Oct 2026 |
| Median sold price | $610,000 | Stellar MLS, Oct 2026 |
| Median by home type | single-family $705,000; townhomes $385,000 | Stellar MLS, Oct 2026 |
| Price range of closed sales | most sales between about $365K and $1.1M (10th to 90th percentile); top sale $3.7M | Stellar MLS, Oct 2026 |
| Median price per sq ft | $250 | Stellar MLS, Oct 2026 |
| Median home size | 2,396 sq ft | Stellar MLS, Oct 2026 |
| Median days on market | 32 days | Stellar MLS, Oct 2026 |
| Median sale-to-list price | 98% | Stellar MLS, Oct 2026 |
| Year built (homes sold) | 2002 to 2026; middle half 2008 to 2017 | Stellar MLS, Oct 2026 |
| CDD (annual, on the tax bill) | none on 7 of 7 parcels checked | OCPA, tax year 2026 |
| County assessments (garbage, stormwater, street lights) | $510.91 to $696.77 a year on the parcels checked | OCPA, tax year 2026 |
| Homes in the village | about 6,900 homes on county parcel records | OCPA, Sep 2026 |
| Drive to Orlando City Hall | about 33 min (17.1 mi) from a central point in the village’s sales | Map check, Oct 2026 |
What is Lakeside Village?
Lakeside Village is the first of the Horizon West villages, the master-planned area north of Walt Disney World and west of the Butler Chain of Lakes. Orange County adopted its plan on May 20, 1997, and Lakes of Windermere was the first neighborhood to open. The village takes in the Lake Burden, Lake Reams, Lake Sawyer and Summerchase neighborhoods on about 5,202 acres (Orange County, 1997; West Orange Times & Observer, Jan 2015). County parcel records show about 6,900 homes inside its boundary today (OCPA, Sep 2026).
The homes carry Windermere addresses. Of the 273 sales we counted, 253 were in ZIP 34786 and 20 in ZIP 32836 (Stellar MLS, Oct 2026). For how Lakeside relates to the other villages, see our Horizon West neighborhoods guide.
What does a home in Lakeside Village cost?
The median sold price was $610,000 across 273 closings from Oct 2025 to Oct 2, 2026, with a median of $250 per square foot, 32 days on market and a 98% sale-to-list price (Stellar MLS, Oct 2026). Single-family homes had a median of $705,000 across 196 sales, and townhomes $385,000 across 77 sales.
Most sales fell between about $365,000 and $1.1 million (10th to 90th percentile), and the top sale was $3.7 million. Prices vary a lot by neighborhood, lot and home size, so the neighborhood table below gives a closer read than the village median.
For context, all 635 single-family and townhome sales in ZIP 34786, which also covers parts of Windermere outside Lakeside Village, had a median of $825,000 and $289 per square foot over the same 12 months, with 219 active listings on Oct 2, 2026 (Stellar MLS, Oct 2026).
What neighborhoods are inside Lakeside Village?
These are the neighborhoods with 10 or more sales in the last 12 months. Smaller plats, including Legado, Newbury Park, Mabel Bridge, Windermere Isle, Windermere Landings, Windermere Sound and Oasis Cove, had fewer sales, so we left them out of the table.
| Neighborhood | Sales | Median sold price | Home types |
|---|---|---|---|
| Palms at Windermere | 28 | $1,082,946 | single-family |
| Windermere Trails | 27 | $619,000 | 25 single-family, 2 townhomes |
| Lake Sawyer South | 25 | $640,000 | 18 single-family, 7 townhomes |
| Lakes of Windermere and related plats | 20 | $627,000 | 19 single-family, 1 townhome |
| Wickham Park | 17 | $392,000 | 5 single-family, 12 townhomes |
| Lake Reams townhomes (Lakes of Windermere) | 16 | $351,500 | townhomes |
| Lake Burden South | 15 | $430,000 | 4 single-family, 11 townhomes |
| Preston Square | 12 | $582,500 | 8 single-family, 4 townhomes |
| Ashlin Park | 11 | $459,000 | 5 single-family, 6 townhomes |
| Windermere Terrace | 11 | $580,000 | single-family |
| Peachtree (Lakes of Windermere) | 10 | $560,000 | single-family |
| Westside Village | 10 | $674,000 | single-family |
Stellar MLS, Oct 2026. Subdivision names are grouped by plat family.
Is Lakeside Village new construction or resale?
Mostly resale. The homes sold in the last 12 months were built from 2002 to 2026, and the middle half were built between 2008 and 2017 (Stellar MLS, Oct 2026). Only 22 of 273 were built in 2025 or 2026, most of them in Palms at Windermere.
Dream Finders Homes is building Palms at Windermere, listed from $979,990, with plans from 2,740 to 3,153 sq ft and three homes shown as available (Dream Finders Homes, Oct 2, 2026). Builder prices change often and exclude lot premiums and options. For how builder purchases work, see our Winter Garden new construction guide.
Does Lakeside Village have HOA or CDD fees?
No CDD line showed on any of the 7 Lakeside Village parcels we checked, across Ashlin Park, Lake Burden South, Lake Sawyer South, Lake Reams townhomes, Palms at Windermere, Windermere Isle and Windermere Trails. Their county non-ad valorem assessments for garbage, stormwater and street lights ran from $510.91 to $696.77 a year (OCPA, tax year 2026). Our CDD fees guide explains how to read a tax bill.
The Lakes of Windermere association is managed by Leland Management (Lakes of Windermere HOA, Oct 2026). Dues aren’t posted publicly, so call 407-706-5000 and we’ll pull current dues for a specific home, or see our HOA fees guide.
What amenities and shopping are in Lakeside Village?
The Lakes of Windermere association lists a pool and sun deck with a kitchen available by reservation, tennis, volleyball and basketball, a pier on Lake Sawyer, a gazebo at Pine Loop Park along a 9/10-mile sidewalk, and three playgrounds (Lakes of Windermere HOA, Oct 2026). Dream Finders lists pickleball courts and a playground at Palms at Windermere (Dream Finders Homes, Oct 2026).
The village’s main shopping center is Lakeside Village Center, anchored by Publix at 7880 Winter Garden Vineland Road (Publix, Oct 2026). It is about 3 minutes (0.7 mi) from a central point in the village’s sales. Hamlin Town Center, with its Publix at 5400 Hamlin Groves Trail, is about 17 minutes (8.2 mi) away, and the new Horizon West library at 4657 Hamlin Groves Trail is about 16 minutes (6.4 mi) away (map check, Oct 2026). The library opens October 10, 2026 (see our library opening details).
How long is the commute from Lakeside Village?
From a central point in the village’s sales, our map check shows about 33 min (17.1 mi) to Orlando City Hall, about 18 min (9.5 mi) to Magic Kingdom’s Transportation and Ticket Center, and about 20 min (9.7 mi) to Plant Street in downtown Winter Garden (map check, Oct 2026). These are free-flow estimates, so drive your own route at the hour you’d actually commute.
What should buyers ask about before making an offer?
The middle half of Lakeside Village homes sold in the last 12 months were built between 2008 and 2017, so ask for the age of the roof, HVAC and water heater, and have the home inspected. Ask which association or associations the home belongs to, what the dues cover and what the rules are for rentals, parking and exterior changes. The county assessments on the tax bill vary by plat, so look at the bill for the specific parcel. If you are also looking at Hamlin, see our Hamlin guide for its numbers.
Frequently asked questions
How much do homes cost in Lakeside Village in 2026?
Homes in Lakeside Village sold for a median of $610,000 across 273 closings in the 12 months to Oct 2, 2026, at a median of $250 per square foot (Stellar MLS, Oct 2026). Single-family homes had a median of $705,000 and townhomes $385,000.
Is Lakeside Village a subdivision or a village?
It is a village: the first of the Horizon West villages, with its plan adopted in 1997. Only a handful of plats, such as Oasis Cove and Lakeside Village Townhomes, carry the Lakeside Village name, so this guide counts every subdivision inside Orange County's Lakeside Village boundary, including Lakes of Windermere, Windermere Trails, Lake Sawyer South and Palms at Windermere.
Is Lakeside Village in Windermere or Winter Garden?
Its homes carry Windermere mailing addresses. Of the 273 sales we counted, 253 were in ZIP 34786 and 20 in ZIP 32836 (Stellar MLS, Oct 2026). Hamlin is in Winter Garden 34787.
Does Lakeside Village have a CDD?
Not on the parcels we checked. None of the 7 Lakeside Village parcels we looked up showed a CDD line for tax year 2026, and their county assessments for garbage, stormwater and street lights ran from $510.91 to $696.77 a year (Orange County Property Appraiser). Each home's tax bill shows its own amount.
Are there new homes in Lakeside Village?
A few. The middle half of homes sold in the last 12 months were built between 2008 and 2017, and 22 of 273 were built in 2025 or 2026 (Stellar MLS, Oct 2026), mostly in Palms at Windermere. Dream Finders Homes listed Palms at Windermere from $979,990 on Oct 2, 2026.
What amenities does Lakes of Windermere have?
The Lakes of Windermere association lists a pool and sun deck with a kitchen available by reservation, tennis, volleyball and basketball, a pier on Lake Sawyer, a gazebo at Pine Loop Park along a 9/10-mile sidewalk, and three playgrounds (Lakes of Windermere HOA, Oct 2026).
How far is Lakeside Village from Disney?
About 18 minutes (9.5 miles) to Magic Kingdom's Transportation and Ticket Center from a central point in the village's sales, in free-flow traffic (map check, Oct 2026).
Sources
- Stellar MLS sold data, single-family and townhome closings Oct 2025 to Oct 2, 2026, ZIPs 34786 and 32836, pulled Oct 2, 2026; 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
- Orange County Village Development Code ordinance (Lakeside Village plan adopted May 20, 1997)
- West Orange Times & Observer, Horizon West history, Jan 2015
- Lakes of Windermere HOA, amenities, checked Oct 2, 2026
- Dream Finders Homes: Palms at Windermere, checked Oct 2, 2026
- Publix, Lakeside Village Center, checked Oct 2, 2026
- Drive times from an OpenStreetMap map check, Oct 2026
Related Wave 1 guides
- Winter Garden & Horizon West Real Estate (2026) hub
- Hamlin (Horizon West) Guide 2026
- Hamlin vs Lakeside Village (2026)
- Horizon West neighborhoods guide 2026
- Horizon West CDD fees by community (2026)
- HOA Fees in Winter Garden and Horizon West (2026)
- Independence and Signature Lakes (Horizon West), 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.