Lake Butler Sound
Three luxury enclaves across 380 acres on the pristine Butler Chain.
Live the MaxLife.
$4.8M
Median Price
$3.2M – $8.5M
111
Homes
$400–$400
Monthly HOA
1995
Established
Thornebrooke Elementary School
School Zone
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Background
A brief history
Lake Butler Sound was platted in the mid-1990s across 380 acres of Lake Butler shoreline. The developer divided the parcel into three distinct enclaves: The Reserve (48 ultra-luxury estate lots on 1–10 acres), The Estates (63 custom homes on 0.5–0.75 acre lots), and the Mediterranean Section (custom homes on smaller 0.33+ acre parcels). Development progressed steadily from the late 1990s through the 2010s, with the most coveted Reserve lots seeing steady demand from high-net-worth buyers. The community emphasizes low-density estate living with strong preservation of natural areas and water views.
The feel
What it's like to live here
Lake Butler Sound is positioned as an exclusive estate community with three tiers of luxury. The Reserve section reads as a private golf-course community without the golf — massive lakefront estates on 2–10 acre parcels, private docks, and gated internal roads. The Estates section feels more like a traditional large-lot subdivision, with Mediterranean and contemporary architecture on half-acre lots with Lake Butler views and private dock access. The Mediterranean Section is the most compact, with smaller footprint homes but same architectural discipline. Throughout all three sections, mature landscape buffers and view orientation toward the water create a sense of waterfront privacy despite proximity to neighbors. The community's two formal English gardens — Cartmel Gardens (sculptured) and Keswick Garden (casual) — provide public gathering spaces and reinforce the estate character.
The details
What to expect
Architecture & Lots
Reserve section: Custom estates 6,500–15,000+ square feet on 1–10 acre parcels. Estates section: 4,400–9,300 square feet on 0.5–0.75 acre lots. Mediterranean section: 3,300–4,400 square feet on 0.33+ acre lots. All sections feature Mediterranean, classical, transitional, and contemporary styles. Most lakefront homes include private docks and boat lifts.
Lake Butler Access
Lake Butler is 1,660 acres, the largest and deepest lake in the Butler Chain. Designated as Outstanding Florida Water, supporting skiing, wakesurfing, and bass fishing. Connected via canal to Lake Louise, Lake Isleworth, and six additional lakes. Private docks common on all waterfront properties. Idle-speed zones near docks and canals.
Amenities & Gardens
Cartmel Gardens (formal, sculptured English garden) and Keswick Garden (casual, woodland garden) are centerpieces of the community. Private boat launch with Lake Butler access. 24-hour gated entrance with guardhouse. Walking trails through preserved natural areas. The 32-acre Sanctuary at Lake Butler Sound includes native wildlife habitat.
HOA Rules & Fees
Master HOA $400/month (confirmed via tjcosgrove.com, Apr 2026) covering 24-hr guard gate, private roads, and security. The Reserve section carries additional sub-HOA costs — confirm per section before offer. Dock modifications require both HOA and St. Johns River Water Management District approval (8–12 weeks). Short-term rentals prohibited. No commercial vehicles or RVs on driveways. Landscape modifications require ARB review.
Schools & Access
Zoned for Windermere Elementary, Bridgewater Middle, and Olympia High. Main entrance off Conroy-Windermere Road. Eight minutes to Restaurant Row, 25 minutes to downtown Orlando, 15 minutes to Disney, 30 minutes to MCO. Quick access to 429 via Conroy-Windermere.
Community
Amenities
- Cartmel Gardens — formal English garden with sculptures and water features
- Keswick Garden — casual woodland garden with walking paths
- Private Lake Butler boat launch with full-service dock
- Private boat docks and lifts on waterfront properties
- 32-acre natural wildlife sanctuary
- 24-hour manned gate entrance
- Walking trails through preserved natural areas
Know Before You Buy
HOA rules worth knowing
- Master HOA $400/month — confirmed via tjcosgrove.com, Apr 2026; covers 24-hr guard gate, private roads, security
- Dock modifications require HOA + SJRWMD approval (8–12 weeks total)
- Short-term rentals prohibited
- All exterior changes subject to architectural review
- Outstanding Florida Water restrictions on lake activities
- Commercial vehicle and RV parking restricted
- Landscape buffer and privacy hedging preferred over fencing
Education
School assignments
- Thornebrooke Elementary School
- Gotha Middle School
- Olympia High School
- Windermere Prep (private, under 10 minutes)
- The First Academy (private, 15 minutes)
School zone assignments change. Verify with Orange County Public Schools before purchase.
Market Commentary
What the market is doing
The Reserve tier trades from $4.5M to $8.5M+ for true waterfront estates with private beach and dock. The Estates section median sits in the $3.2M–$5M range. Mediterranean section homes trade from $2.8M to $4.5M. Lakefront position on Lake Butler — the largest and deepest Butler Chain lake — commands a premium over comparable lots on smaller lakes. Days-on-market average 60–90 days; top-tier lakefront often sells privately and never hits MLS. Inventory is consistently thin; in a typical year you see 12–20 total transactions across all three sections.
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Homes available in Lake Butler Sound
12 homes currently listed in Lake Butler Sound.
$1,390,000
2014 Down Woods Ln
Windermere, FL 34786
4 bd · 4 ba · 3,344 sqft
Lake Down Woods
MLS# O6413750
$850,000
11155 Lake Butler Blvd
Windermere, FL 34786
3 bd · 2 ba · 1,935 sqft
Wauseon Ridge
MLS# O6414373
$2,999,000
5073 Latrobe Dr
Windermere, FL 34786
4 bd · 6 ba · 4,706 sqft
Isleworth
MLS# O6414325
$3,395 /mo
6873 Northwich Dr
Windermere, FL 34786
3 bd · 3 ba · 2,229 sqft
Lakes Windermere Ph 01 49 108
MLS# O6414222
$1,400 /mo
Windermere, FL 34786
1 bd · 1 ba · 528 sqft
Carrington Townhomes
MLS# O6414255
$14,990 /mo
801 W 2nd Ave
Windermere, FL 34786
5 bd · 7 ba · 5,639 sqft
Aladar On Lake Butler
MLS# O6414179
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Listings courtesy of Stellar MLS as distributed by MLS GRID
IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.
Based on information submitted to the MLS GRID as of June 6, 2026. All data is obtained from various sources and may not have been verified by broker or MLS GRID. Supplied Open House Information is subject to change without notice. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.
Ryan Solberg, Broker · MaxLife Realty LLC · FL License #BK3354351 · Equal Housing Opportunity · Full disclaimer · DMCA