Windermere, FL: The Town, the lakes and the 34786 address
A 2.2-square-mile lake town of about 1,600 parcels, inside a ZIP code of roughly 30,000. What that difference means for taxes, services and the Butler Chain of Lakes.
What is Windermere, FL?
Is Windermere a town or a ZIP code?
Both, and they're very different sizes. The Town of Windermere is an incorporated town of about 2.2 square miles and roughly 1,600 parcels in Orange County, on the Butler Chain of Lakes, about 10 miles west-southwest of downtown Orlando in a straight line. The Windermere mailing address, ZIP 34786, covers about 30,000 parcels, and most of them are in unincorporated Orange County.
Windermere in short
- Settled in 1888, incorporated in 1925; the Town turned 100 on February 2, 2025.
- 13 lakes on the Butler Chain, just over 5,000 acres, a state-listed Outstanding Florida Water.
- Inside the Town, the Town's millage replaces the county fire and sheriff levies.
- Many "Windermere" communities, including Isleworth and Keene's Pointe, are outside the Town.
- Amendment 3, approved November 3, 2026, raises the homestead exemption from 2027.
The Town, and the Windermere address.
The Town says most "Windermere" addresses are in unincorporated Orange County. Same name on the envelope, different taxes, police and resident perks.
Town of Windermere
- Taxes
- Town millage 3.7425 (FY 2026-27, unchanged), in place of the county fire and sheriff levies
- Police
- Windermere Police Department
- Fire and EMS
- Ocoee Fire, by contract with the Town
- Water
- The Town doesn't supply water or sewer: wells and septic, or Orange County Utilities
- Perks
- Resident boat-ramp pass ($35 a year) and tennis keys ($25 a year); Town elections
- Examples
- Downtown and Main Street, Butler Bay, Chaine du Lac (annexed February 2025)
The 34786 address
- Taxes
- Unincorporated Orange County rates, including county fire (2.8437) and sheriff (1.8043) millage
- Police
- Orange County Sheriff's Office
- Perks
- No Town ramp pass or keys; public county ramps are open to everyone
- Examples
- Isleworth, Keene's Pointe, Summerport, Casabella and Belmere (the Town's own list)
- Open the Orange County Property Appraiser searchSearch the address or parcel number.ocpaweb.ocpafl.org
- Read the "Municipality" field"Windermere" means the Town; "Unincorporated" means Orange County.Town of Windermere FAQ
- Check the TRIM noticeThe August notice lists every levy on that parcel, with the exact millage.Orange County Property Appraiser
Sources: Town of Windermere FAQ and Information pages (accessed October 2026); Town millage, adopted September 16, 2026; Orange County FY 2026-27 budget (county fire and sheriff levies); Orange Observer, February 5, 2025 (Chaine du Lac: 51 of 68 returned ballots, about 102 acres).
The Butler Chain, lake by lake.
Thirteen connected lakes, just over 5,000 acres and 32 navigable canals. Gold lakes share the chain's water; grey lakes nearby sit outside it. Select a lake on the map or in the list.
Acreage: Orange County Water Atlas. Connections: Orange County canal ordinance. Communities: county subdivision plats touching each lake. State listing: Rule 62-302.700, F.A.C. Lake outlines © OpenStreetMap contributors.
The chain's lakes by size
Each circle's area is the lake's acreage. Lake Butler alone is about a third of the chain's water.
All chain lakes
| Lake | Acres | Connects to | Communities | Access and notes | State listing |
|---|---|---|---|---|---|
| Lake Butler | 1,600 | Lake Down, Lake Louise via Wauseon Bay to Lake Down | Isleworth, Reserve at Lake Butler Sound, Chaine du Lac, Summerport Beach and Town plats | Largest lake on the chain | Listed March 1, 1984 |
| Lake Tibet-Butler | 1,200 | Lake Isleworth, Lake Chase, Lake Sheen | Isleworth, Keene’s Pointe, Bay Hill sections, Emerson Pointe | Southern basin; links to Chase and Sheen | Listed March 1, 1984 |
| Lake Down | 900 | Little Lake Down, Lake Butler (Lake Butler via Wauseon Bay) | Windermere Downs, Lake Down Estates, Down Point and Town of Windermere plats | Town boat ramps for residents | Listed March 1, 1984 |
| Lake Sheen | 656 | Lake Tibet-Butler, Pocket Lake | Lake Sheen Estates, Lake Sheen Sound, Provence at Lake Sheen | Public fuel pump (Orange County Sportsmen’s Association) | Listed March 1, 1984 |
| Lake Louise | 140 | Lake Butler, Lake Isleworth | Isleworth, including Isleworth West | Isleworth club pool overlooks the lake | Listed March 1, 1984 |
| Lake Chase | 135 | Lake Tibet-Butler, Lake Blanche | Isleworth, Emerson Pointe, Isle of Osprey | — | Listed March 1, 1984 |
| Pocket Lake | 126 | Lake Sheen, Fish Lake | Pocket and Fish lakes together: Phillips Grove, Grand Cypress Resort Ph 2, Turtle Creek plats | — | Listed March 1, 1984 |
| Lake Blanche | 121 | Lake Chase | Isleworth, Emerson Pointe, Isle of Osprey, North Bay | — | Added February 18, 1987 |
| Lake Isleworth | 86 | Lake Louise, Lake Tibet-Butler | Isleworth; Keene’s Pointe Unit 3 | R.D. Keene Park public boat ramp | Listed March 1, 1984 (as Lake Palmer) |
| Fish Lake | 23 | Pocket Lake | Pocket and Fish lakes together: Phillips Grove, Grand Cypress Resort Ph 2, Turtle Creek plats | Private bridge, 10.1 ft clearance on the canal | Listed March 1, 1984 |
| Little Lake Down | 23 | Lake Down | — | Canal to Lake Down (county ordinance) | Not named in the rule; counted by the Water Atlas |
Lake Down Boat Ramp
9619 Conroy Windermere Road. No key needed.
R.D. Keene Park
10900 Chase Road, on Lake Isleworth.
Fernwood Park and Lake Bessie
A $35 annual pass (October to September). Fernwood opens dawn to dusk.
The Town has jurisdiction on the shoreline, not the open water; the Orange County Sheriff's Office and FWC patrol the lakes. Ramps can close in high water, as several did on September 10, 2024. Sources: Orange County Water Atlas; Orange County Parks boat ramp list; Town of Windermere parks and Butler Chain pages; Orange Observer, September 11, 2024.
From a lakeside homestead to a centennial town.
Englishman Dr. Stanley Scott settles on 160 acres and names his home after England's Lake Windermere.
Florida historical marker; SR 1884The town site is platted.
Florida historical markerJ.C. "Cal" Palmer and J. Howard Johnson buy Windermere and the land around it.
Florida Senate SR 1884The Town of Windermere is incorporated on February 2.
Florida Senate SR 1884The former Woman's Club clubhouse, moved in 1938, becomes the seat of town government. Town Hall is on the National Register.
Florida historical markerThe Butler Chain is listed as an Outstanding Florida Water (March 1); Lake Blanche is added in 1987.
Rule 62-302.700, F.A.C.The Town turns 100 on February 2, "Town of Windermere Day"; Chaine du Lac is annexed the same month.
SR 1884; Orange ObserverVoters approve Amendment 3 (about 62%): a larger homestead exemption from 2027.
Florida Division of ElectionsWhat it costs to own, beyond the price.
Property tax rates for FY 2026-27 (the November 2026 bills), inside the Town and outside it, plus the other costs owners see. Your own TRIM notice has your parcel's exact total.
| Levy (mills) | Town parcelTown | UnincorporatedCounty |
|---|---|---|
| Orange County general | 4.4347 | 4.4347 |
| Orange County schools | 6.3430 | 6.3430 |
| St. Johns River Water Management District | 0.1793 | 0.1793 |
| Library district | 0.3748 | 0.3748 |
| Town of Windermere | 3.7425 | — |
| County fire and EMS | — | 2.8437 |
| Sheriff (unincorporated district) | — | 1.8043 |
| Total of these rates | 15.0743 | 15.9798 |
| Per $100,000 of taxable value | $1,507 | $1,598 |
Adopted FY 2026-27 rates: Orange County (Sept 24, 2026), Orange County Public Schools (Sept 9, as reported at adoption; down from 6.449), library district (unchanged, OCLS Resolution 26-128), St. Johns River WMD (Sept 18), Town of Windermere (Sept 16). Not included: the lake district levy (0.2528, inside the Windermere Water & Navigation Control District only) and non-ad valorem assessments.
- Homestead exemption
- Up to $50,000 off the assessed value of a primary residence you own and live in on January 1; file with the Property Appraiser by March 1F.S. 196.031 · the second $25,000 doesn't apply to school taxes
- Save Our Homes
- A homestead's assessed value can rise by no more than 3% or CPI a year, whichever is lower; up to $500,000 of the savings can move to your next Florida homesteadF.S. 193.155
- State income tax
- Florida has no personal income taxFlorida Constitution, Art. VII, §5
- Home insurance
- Citizens asks for a 4-point inspection on homes more than 20 years old, and proof of remaining roof life on older roofsCitizens Property Insurance, inspections page
- HOA and club
- Set by each community; club membership is separate from the homeSee the community guides below
Amendment 3 passed with about 62% of the vote. From January 1, 2027 the non-school homestead exemption rises to up to $150,000 (then $250,000 in 2028), and the cap on non-homestead assessment increases drops from 10% to 5% (non-school).Florida Division of Elections, Ballot No. 3; approved November 3, 2026
ApprovedWhere the water sits, and can rise.
The chain lakes share one normal high-water level and one FEMA flood elevation. Flood risk still varies lot by lot, so check the parcel, not just the address.
FEMA Flood Insurance Study, Orange County (rev. September 24, 2021), Table 5; Orange County GIS lake levels layer (normal high water about 98.5 ft). Feet, NAVD88.
- Look up any parcel's flood zoneFEMA Flood Map Service Center, Orange County InfoMap, or Orange County Stormwater Management at 407-836-5612
- Sellers must disclose known flooding, flood claims and federal flood aidF.S. 689.302, at or before the contract
- Orange County is Class 5 in FEMA's Community Rating SystemA 25% discount on eligible flood premiums
- Citizens will require flood cover on its remaining home policies from January 1, 2027Phased in since 2024 by replacement cost · ch. 2024-179
- New flood policies usually have a 30-day waiting periodOrange County flood page
A small downtown, on an isthmus.
The Town sits on a strip of land between the lakes, the shortest road route across the chain. Main Street, Town Hall and Town Square Park are the center of it.
- Every Friday
Farmers Market9:00 a.m. to 1:30 p.m., Town Square Park, Main Street between 5th and 6th AvenuesWeather permitting · leashed pets welcome
- 4th Fridays
Food Truck Night5:30 to 9:30 p.m., Town Square Park, 15 to 20 trucksNot held in June, July or August
- Late January
Windermere Wine & DineTown Square Park, hosted by the West Orange FoundationLast held January 31, 2026
- November
Light Up WindermereThe Town's holiday lighting at 520 Main StreetNext: Friday, November 20, 2026, downtown Windermere
Town parks: Fernwood Boat Ramp, Johnson Park, Lake Bessie Lakefront, Lake Down Park, Lake Street Park, Palmer Park, Park Among the Lakes, Parramore Park, Pocket Park, Town Square Park and the Windermere Recreation Center. Alcohol isn't allowed in Town parks.
Town of Windermere events and parks pages (accessed October 2026); Orange Observer, January 29, 2026 and November 18, 2025.
How far, in a straight line
From Windermere Town Hall (520 Main Street). Straight-line miles, not driving distance.
Show the numbers
| Place | Miles (straight line) |
|---|---|
| Restaurant Row (Sand Lake Rd) | 4.2 |
| Universal Studios Florida | 4.3 |
| Downtown Winter Garden | 5.7 |
| Magic Kingdom | 6.1 |
| EPCOT | 8.4 |
| Disney Springs | 8.7 |
| Downtown Orlando | 9.9 |
| Orlando International Airport | 14.5 |
Calculated from map coordinates, October 2026. Drive times depend on the route and the hour; check your own trip in Google Maps.
Main routes
State Road 429 (the Western Beltway), Conroy-Windermere Road, Chase Road and Winter Garden-Vineland Road. Inside the Town, golf carts can use the Town's golf-cart district; low-speed vehicles only on roads posted 30 mph or less.
More on the drive into Orlando in Andy's Windermere to Orlando commuting guide.
Town of Windermere golf cart page (F.S. 316.212, Town Ord. 2023-04).
Isleworth Golf & Country Club
Originally designed by Arnold Palmer and Ed Seay (1986), rebuilt by Steve Smyers.
Inside IsleworthGolden Bear Club
A Jack Nicklaus Signature course opened in 1999, par 72, at Keene's Pointe.
Nicklaus DesignBay Hill Club & Lodge
Home of the Arnold Palmer Invitational on the PGA TOUR.
bayhill.comTibet-Butler Preserve
About 440 acres of Orange County preserve on Winter Garden Vineland Road.
Orange County ParksCommunities, side by side.
Which communities are inside the Town, which are gated, and which sit on the chain. Each guide covers prices, HOA and club details.
| Isleworth | No | Guard-staffed | Isleworth Golf & Country Club | Butler, Tibet-Butler, Louise, Chase, Isleworth, Blanche |
| Keene's Pointe | No | Guard-staffed | Golden Bear Club | Tibet-Butler; Lake Isleworth (Unit 3) |
| Lake Butler Sound | No | Guard-staffed | — | Lake Butler |
| The Reserve at Belmere | No | Guard-staffed | — | Lake Whitney (not on the chain) |
| Casabella | No | Guard-staffed | — | — |
| Summerport | No | Not stated | — | — |
| Butler Bay / Windermere Club | Unit 1; Units 2–3 are county | Electronic | — | Lake Butler |
| Chaine du Lac | Yes, since 2025 | ElectronicNot staffed | — | Lake Butler |
| Bay Hill | No (Orlando 32819) | Varies by enclave | Bay Hill Club & Lodge | Sections on Tibet-Butler |
Town limits: Town of Windermere Information page and Orange Observer (2025); Isleworth's status: 2007 annexation proposal (Wikipedia, citing the Orlando Sentinel). Gates and Town limits: Orange County parcel and plat records (queried October 22, 2026), HOA and listing descriptions, October 2026; Chaine du Lac's gate: Andy Neal, October 2026.
Bay Hill has no single gate; some enclaves (Emerson Pointe, Isle of Osprey, Bay Point) are gated. Lakes: county subdivision plats (research file 08). Gated-community comparison: Windermere's gated communities.
Windermere next to its neighbors.
In the first quarter of 2026, 132 homes sold in ZIP 34786 at an average of $1,013,603, almost twice the Orange County average. A few very high sales pull an average up, so read it as context, not a price for any one home.
Average sale price by ZIP, Q1 2026
Line = Orange County average ($534,032).
Show the numbers
| ZIP | Homes sold | Average sale price |
|---|---|---|
| 32836 Dr. Phillips / Bay Vista | 66 | $1,410,773 |
| 34786 Windermere | 132 | $1,013,603 |
| 34787 Winter Garden / Oakland | 304 | $706,616 |
| 32819 Bay Hill / Sand Lake | 101 | $625,478 |
| Orange County | 2,937 | $534,032 |
Orlando Regional REALTOR® Association, Zip Code Sales Detail (Stellar MLS data), Q1 2026, published April 9, 2026. Averages, not medians. The latest ZIP-level report published as of October 2026.
Homes for sale in Windermere.
The newest homes for sale with a Windermere address, from $350,000. They come straight from the MLS feed and update on their own. For prices, communities and the buying steps, see Windermere homes for sale.
Current Windermere listings appear here.
See Windermere homes for saleListings courtesy of Stellar MLS as distributed by MLS GRID. Some IDX listings have been excluded from this website. IDX information is provided for consumers' personal, non-commercial use, is deemed reliable but is not guaranteed by MLS GRID, and each listing shows its listing brokerage, MLS number and status. Presented by Andy Neal, REALTOR®, The Agency FL, (407) 619-3517.
Before you buy in Windermere.
-
Check whether the home is in the TownProperty Appraiser "Municipality" field; it changes taxes, police and ramp access
-
Look up the flood zone and the lake's own flood elevationNot every nearby lake is on the chain; levels differ
-
Ask how the home gets water and sewerThe Town doesn't supply either: wells and septic, or Orange County Utilities
-
Price home and flood insurance earlyCitizens' 4-point and roof rules; the 2027 flood requirement
-
Confirm school assignment by addressOrange County Public Schools "Find My School"; zoning follows the address, not the ZIP
-
Read the HOA disclosure summary before you signClub membership, if any, is a separate decision with its own fees
-
Check dock and seawall permits on lakefront homesOrange County Environmental Protection Division
-
Plan the homestead filingLive there on January 1 and file by March 1
Town of Windermere FAQ; OCPS (ocps.net); Citizens Property Insurance; F.S. 720.401 and 196.031; Orange County EPD. Moving here? Read Andy's 10 things to know before moving to Windermere. Buying on the water: lakefront homes on the Butler Chain; behind a gate: Windermere's gated communities.
Notes from Andy.
After working with buyers who relocated here, there are things that consistently catch people off guard. Not deal-breakers, just things you want to know before you're under contract.Andy Neal · REALTOR®, The Agency FL · #1 in Windermere, RealTrends Verified 2025 · FL Lic. SL3396613 · from 10 Things to Know Before Moving to Windermere
His knowledge of the Windermere real estate market, marketing strategy, and communication were excellent throughout.
Thinking of a move in Windermere?
Windermere homes for sale
Homes for sale from $350,000, with the Town, lake and gate details that matter here.
See homesGet a free home valuation
An instant estimate, then Andy's value range from recent sales, by email the same day. Not an appraisal.
Start hereSell your Windermere home
How Andy prices, markets and negotiates a Windermere sale.
How Andy sellsWindermere, FL, answered.
01What county is Windermere, FL in?
Windermere is in Orange County, Florida, west-southwest of Orlando. The Town of Windermere is its own incorporated town with a mayor, a council and a police department. Most addresses using "Windermere" (ZIP 34786) are in unincorporated Orange County, mainly the Lake Butler area that surrounds the Town.
02What is the ZIP code for Windermere, FL?
Windermere's ZIP code is 34786. The ZIP is much bigger than the Town: the Town counts about 1,600 parcels in its 2.2 square miles, against roughly 30,000 parcels with a Windermere mailing address. To check a property, look at the "Municipality" field on the Orange County Property Appraiser's site.
03Is a "Windermere" address actually in the Town of Windermere?
Often not. The Town says most "Windermere" addresses are in unincorporated Orange County. Those properties don't pay Town taxes, can't vote in Town elections, aren't served by Windermere Police or Public Works, and don't get Town boat-ramp or tennis keys. Summerport, Keene's Pointe, Casabella and Belmere are outside the Town.
04When was Windermere founded?
Englishman Dr. Stanley Scott settled here in 1888 and named his home "Windermere" after England's Lake Windermere. The town site was platted in 1889 and the Town was incorporated in 1925. It turned 100 on February 2, 2025, which Florida recognized as "Town of Windermere Day."
05How many lakes are in the Butler Chain of Lakes?
The Orange County Water Atlas counts 13 connected lakes covering just over 5,000 acres, including Lake Butler (1,600 acres), Lake Tibet-Butler (1,200) and Lake Down (900). The chain is a state-listed Outstanding Florida Water. Older studies count 11, depending on how the small lakes are grouped.
06Where can I launch a boat on the Butler Chain?
Orange County runs the public Lake Down Boat Ramp at 9619 Conroy Windermere Road and the ramp at R.D. Keene Park, 10900 Chase Road. The Town's Fernwood Park and Lake Bessie ramps are for Town residents only, with a $35 annual pass. Ramps can close in high water, as several did in September 2024.
07What is the property tax rate in Windermere?
It depends on whether the home is inside the Town. For FY 2026-27, Town parcels pay the Town's 3.7425 mills instead of the county's fire (2.8437) and sheriff (1.8043) millage, for a total of about 15.07 mills against about 15.98 outside the Town. Your TRIM notice has your parcel's exact total.
08How does the homestead exemption work in Orange County?
If you own and live in the home as your permanent residence on January 1, you can apply to the Orange County Property Appraiser by March 1. Today the exemption is up to $50,000 (the second $25,000 excludes school taxes), and Save Our Homes caps yearly assessment increases at 3% or CPI. Amendment 3, approved November 3, 2026, raises the non-school exemption to $150,000 in 2027 and $250,000 in 2028.
09Is Windermere in a flood zone?
Some parcels are and many aren't; it varies lot by lot, especially near the lakes. Check a property on FEMA's Flood Map Service Center or Orange County InfoMap, or call Orange County Stormwater Management at 407-836-5612. Orange County's Class 5 rating gives eligible flood policies a 25% discount.
10When is the Windermere Farmers Market?
Every Friday from 9:00 a.m. to 1:30 p.m., weather permitting, at Town Square Park on Main Street between 5th and 6th Avenues (520 Main Street). Vendors sell produce, seafood, baked goods, coffee, flowers and handmade goods, and leashed pets are welcome.
11How far is Windermere from Disney World and downtown Orlando?
In a straight line, Windermere Town Hall is about 6 miles from Magic Kingdom, 4 miles from Universal Studios Florida and 10 miles from downtown Orlando. Drive times depend on the route and traffic, mainly via State Road 429, Conroy-Windermere Road or Winter Garden-Vineland Road.
12Why are homes in Windermere expensive?
Prices follow the land. Many homes sit on the Butler Chain of Lakes, a state-listed Outstanding Florida Water, or inside gated golf-club communities such as Isleworth and Keene's Pointe, often on large lots. In Q1 2026 the average sale in ZIP 34786 was $1,013,603, against $534,032 for Orange County.
Thinking about Windermere?
Tell Andy what you're looking for: on the lakes, behind a gate, near a golf club, or a quieter street in the Town. Ask whether an address is in the Town, and he'll check it for you.
Talk with Andy
A short note is enough. Andy replies personally.
Andy Neal, Realtor · The Agency FL · (407) 619-3517
Sources and how we compiled this page Updated November 2026 · 19 sources
How we compiled it
Facts come from the Town of Windermere, Orange County, the State of Florida and other named sources, each checked in October 2026. Market figures are averages for the whole 34786 ZIP, not for the Town or any one community. Rates and rules change; confirm anything you rely on with the source or with Andy.
- Town of Windermere, Frequently Asked Questions and Information pages, town.windermere.fl.us (accessed October 2026)
- Town of Windermere, Town Parks, Farmers Market, Food Truck Nights, Golf Carts and Butler Chain of Lakes pages (accessed October 2026)
- Town of Windermere FY 2026-27 millage, adopted September 16, 2026 (Orange Observer, September 22, 2026)
- Orange County, FY 2026-27 public hearing budget book (August 2026) and adoption, September 24, 2026
- Orange County Public Schools, FY 2026-27 millage adopted September 9, 2026
- St. Johns River Water Management District, FY 2026-27 adopted budget, September 18, 2026
- Florida Division of Elections, 2026 constitutional amendments, Ballot No. 3
- Florida Senate, SR 1884 (2025), Town of Windermere centennial
- Florida historical marker, Windermere (1996), Florida Division of Historical Resources
- Orange County Water Atlas, Butler Chain of Lakes (accessed October 2026)
- Rule 62-302.700, Florida Administrative Code (Outstanding Florida Waters)
- Orange County Parks, boat ramp list (accessed October 2026)
- Orange County, Floodplain and Community Rating System page (accessed October 2026)
- FEMA Flood Insurance Study, Orange County, revised September 24, 2021
- Florida Statutes 196.031, 193.155, 689.302 and 720.401 (2026)
- Citizens Property Insurance, inspections page (accessed October 2026)
- Orlando Regional REALTOR® Association, Zip Code Sales Detail, Q1 2026 (April 9, 2026)
- Orange Observer: Chaine du Lac annexation (February 5, 2025); boat ramp closures (September 11, 2024); Wine & Dine (January 29, 2026); Light Up Windermere (November 18, 2025)
- Nicklaus Design, Golden Bear Club at Keene's Pointe; Bay Hill Club & Lodge (accessed October 2026)
Andy Neal, Realtor, The Agency FL · 4757 The Grove Dr, Suite 124, Windermere, FL 34786 · (407) 619-3517 · Florida Sales Associate, Lic. SL3396613.
The Agency FL (H2 Collective LLC d/b/a The Agency FL), a Florida-licensed real estate brokerage, Lic. CQ1073923. Equal Housing Opportunity.
Information on this page is for general guidance and was checked in October 2026; it isn't legal, tax or insurance advice. Lake outlines © OpenStreetMap contributors (ODbL). Town Hall photo: SPUI, public domain (Wikimedia Commons).
