Windermere · 34786 · S. Apopka Vineland Road

Balmoral

One of Windermere's most intimate gated estate enclaves — just 32 custom homes on expansive half-acre lots, with a private tennis court, no CDD fees, and a coveted Windermere address.

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Live the MaxLife.

$450K – $1M+

Price Range

32 custom estates

Homes

~$2,050/year (semiannual)

HOA

Windermere High

Top School

Overview

Balmoral is a gated estate community tucked along South Apopka Vineland Road just north of Conroy Windermere Road in Windermere, Florida. The community consists of just 32 custom-built homes constructed between 1992 and 2003, making it one of the more established and architecturally distinguished enclaves in this part of Orange County. Homes range from approximately 2,700 to over 5,000 square feet, each sited on generous lots approaching or exceeding a half acre. The low home count and large lot standard translate to an unusually quiet streetscape — a rare quality in a metro market that has seen dense infill development throughout the 2010s and 2020s. Balmoral sits in the 34786 zip code, placing it squarely in the Windermere market, roughly equidistant between downtown Windermere and the Dr. Phillips Restaurant Row corridor.

Community Character & Amenities

Balmoral is defined by what it is not as much as what it is — no Community Development District fees, no resort-style amenity complex with associated overhead, and no high-density packing. What the community does offer is a gated entrance for privacy and security, a private tennis court maintained through the HOA, and beautifully kept common landscaping with mature trees that underscore the community's early-1990s origin. HOA fees run approximately $1,025 semiannually (about $2,050 per year), covering the gate, common area maintenance, tennis court upkeep, and trash and mail services. The absence of CDD fees is a meaningful financial advantage relative to newer Windermere communities where CDDs add $1,500–$3,000+ annually to the carrying cost.

Schools

Balmoral falls within Orange County Public Schools. The standard feeder pattern assigns residents to Windermere Elementary, Bridgewater Middle, and Windermere High School — one of the newer Orange County high schools, which opened in 2019 and has quickly earned strong academic standing. Buyers should confirm current school zoning for any specific address via the OCPS Find My School tool, as the Conroy Windermere Road corridor sits near district boundaries. Private school options in easy reach include The First Academy in Dr. Phillips, Cornerstone Charter, and several faith-based K-8 programs in the immediate area.

Location & Commute

South Apopka Vineland Road (CR-535) provides direct north-south connectivity linking Balmoral to the heart of Windermere to the north and Restaurant Row and the I-4/SR-528 interchange to the south. Walt Disney World's main entrance is approximately 10–12 minutes south. Universal Orlando and I-4 are roughly 15–18 minutes east. Orlando International Airport sits about 30 minutes via SR-528. Grocery, dining, and daily retail needs are met by the Publix-anchored shopping centers along the Conroy Windermere and Sand Lake Road corridors — all within a 5–10 minute drive.

Real Estate Market

With only 32 homes, Balmoral trades infrequently — typically one to three sales per year — which means price discovery is limited and motivated sellers occasionally create real opportunities for prepared buyers. Homes have transacted in the $450,000–$1,000,000+ range depending on size, updates, and lot position. The large lots and custom construction quality mean that price-per-square-foot comparisons to tract neighborhoods undervalue the land premium significantly. No two Balmoral homes are identical, so buyers should evaluate each on its individual merits. The lack of CDD fees and the gated entry make Balmoral competitive on total monthly carrying cost compared to newer communities with comparable square footage.

What Makes Balmoral Special

Gated estate enclave — just 32 custom-built homes on half-acre+ lots
Built 1992–2003 with diverse custom architecture — no two homes alike
Private HOA tennis court; no CDD fees (saves $1,500–$3,000+/year vs. newer communities)
HOA ~$2,050/year — low overhead for a gated address
Windermere High School, Bridgewater Middle, Windermere Elementary feeder
10 min to Disney · 15 min to Universal · 30 min to MCO
S. Apopka Vineland Rd location — easy access to Restaurant Row and I-4

Around Balmoral

Balmoral gated community entrance, Windermere, FL

Balmoral FAQ

Is Balmoral in Windermere truly gated?

Yes. Balmoral features a gated entry that restricts through-traffic and provides resident privacy. The community's small size — just 32 homes — means the gate serves a genuinely intimate enclave rather than a large development.

Does Balmoral have CDD fees?

No. Balmoral carries no Community Development District fees, which is a meaningful advantage over many newer Windermere communities where CDDs add $1,500 to $3,000 or more per year to the cost of ownership. The only mandatory fee is the HOA, which runs approximately $1,025 semiannually.

How often do Balmoral homes come up for sale?

Infrequently — with only 32 homes, you can expect one to three sales per year. Balmoral is a community where owners tend to stay for a long time, so inventory is genuinely limited. Setting up an alert with a local agent who covers Windermere is the best way to hear about listings before they hit the major portals.

What schools serve Balmoral?

The standard OCPS feeder for this address is Windermere Elementary, Bridgewater Middle, and Windermere High School. Windermere High is one of Orange County's newest high schools (opened 2019) and has established strong academic results in its first years. Always verify the exact assignment for a specific parcel at ocps.net before committing.

Recent Work

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Nearby Neighborhoods

Neighborhood

Windermere

Picturesque lakefront estates, tree-lined streets, and the true small-town feel of Central Florida's most coveted address on the Butler Chain of Lakes.

Explore Windermere→

Neighborhood

Dr. Phillips

Luxury estates, OCPS schools, and Sand Lake Chain waterfront living — minutes from Restaurant Row, Bay Hill, and Central Florida's finest attractions.

Explore Dr. Phillips→

Neighborhood

Isleworth

An exclusive golf and waterfront community offering world-class amenities, architectural excellence, and unrivaled prestige — one of Florida's most coveted addresses.

Explore Isleworth→

Neighborhood

Butler Chain of Lakes

Thirteen interconnected lakes — a premier waterfront destination in Central Florida, where private docks, sunset boat rides, and trophy bass fishing are everyday life.

Explore Butler Chain of Lakes→

Before making an offer

Verify key facts with official sources

All information on this page reflects market data and research as of April 2026. Markets change, HOA bylaws are updated, school assignments shift, and flood maps are revised. Before making an offer or relying on any of the following for a purchase decision, confirm directly with official sources:

•School zones & ratings: Verify current assignment at OCPS.net (Orange County) or your local district
•HOA fees & rules: Request current documentation from the HOA or property manager; fee schedules can change annually
•Flood zones & elevation: Check FEMA's Flood Map Service Center for current designations
•Market statistics: These reflect recent closed sales; verify with current MLS data before negotiating
•Zoning & restrictions: Confirm with Orange County Property Appraiser and county zoning records

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