Reserve at Lake Butler Sound
Windermere's intimate lakefront enclave on Lake Butler.
Live the MaxLife.
$3.5M
Median Price
$2M – $15M
150
Homes
$500–$800
Monthly HOA
1998
Established
Windermere Elementary (A-rated)
School Zone
Background
A brief history
The Reserve at Lake Butler Sound opened in the late 1990s on a piece of Lake Butler shoreline that had been held by a single family for most of the century. Only about 150 lots were ever platted — many of them oversized on the lakefront — which is why the community has remained deliberately small and quiet relative to Isleworth and Keene's Pointe. The original intent was a low-density lakefront community with one guarded entrance and minimal interior streets. That core concept has held. Build-out was largely complete by the mid-2010s, and most turnover since then has been either resales or selective teardowns on the largest lakefront lots.
The feel
What it's like to live here
The Reserve is the neighborhood most clients describe as 'feels like a private estate, not a subdivision.' The community is small enough that everyone recognizes each other. Streets are wide and sparsely homed — you'll often see more cranes and egrets on a morning walk than cars. Lot sizes are a defining feature: most lots are 0.75 to 2 acres, with lakefront parcels running up to 3-plus acres and multiple hundred feet of frontage. The architecture is overwhelmingly custom Mediterranean and transitional-contemporary, with a smaller share of Georgian. Most homes have private docks and boat lifts on Lake Butler — which, as the largest and deepest lake in the Butler Chain, supports skiing and wakeboarding and connects via canal to Lake Louise, Lake Isleworth, and the rest of the chain.
The details
What to expect
Architecture & Lots
Custom Mediterranean, transitional-contemporary, and Georgian. Main houses 5,500–12,000 square feet. Lots run 0.75 to 3 acres. Almost all lakefront lots include a private dock and boat lift. Architectural review board approval required for all exterior changes.
Lake Butler Access
Lake Butler is approximately 1,660 acres, the largest and deepest in the Butler Chain. Deep enough to support skiing, wakesurfing, and serious bass fishing. The chain is navigable to six other connected lakes via canals. Idle-speed zones apply near docks and in the canals. The Butler Chain is a state-designated Outstanding Florida Water — expect stricter dock-building rules than other local lakes.
HOA Rules & Fees
Monthly dues run $500–$800. Single manned gate at the main entrance. Dock modifications require both HOA and St. Johns River Water Management District approval (allow 8–12 weeks total). No short-term rentals; 60-day minimum lease in most sections.
Schools
Zoned for Windermere Elementary, Bridgewater Middle, and Olympia High — same assignment as Keene's Pointe and most of Windermere. Windermere Prep is under 10 minutes; The First Academy is about 15 minutes.
Access & Commute
Entrance off Conroy-Windermere Road. Eight minutes to Restaurant Row, 25 minutes to downtown Orlando, 30 minutes to MCO, 15 minutes to Disney. Quick access to the 429 via Conroy-Windermere.
Community
Amenities
- Private docks and boat lifts on most lakefront lots
- Direct Lake Butler access — gateway to the full Butler Chain
- 24-hour manned gate
- Oversized lots (0.75–3 acres)
- Community walking paths and lakefront sunset park
Know Before You Buy
HOA rules worth knowing
- Dock modifications require HOA + SJRWMD approval (8–12 weeks)
- Short-term rentals prohibited; 60-day minimum lease
- All exterior changes subject to ARB review
- Outstanding Florida Water restrictions on lake activity
- Commercial vehicle and RV parking restricted
Education
School assignments
- Windermere Elementary (A-rated)
- Bridgewater Middle (A-rated)
- Olympia High School (A-rated)
- Windermere Prep (private)
- The First Academy (private)
School zone assignments change. Verify with Orange County Public Schools before purchase.
Market Commentary
What the market is doing
Median sale currently sits in the $3M–$4M band, with non-lakefront interior homes trading from $2M and true lakefront estates crossing $10M–$15M on the upper end. Lake Butler frontage is the single biggest driver — a waterfront lot typically doubles the value of a comparable interior lot in the same community. Inventory is thin. In a typical year you'll see six to twelve transactions total, and off-market activity is common for the top tier. Days-on-market averages 45–75 days; lakefront can take longer simply because the pool of qualified buyers is smaller.
Recent Work
Recent sales in Windermere
Representative closings across Windermere. Our Reserve at Lake Butler Sound off-market pipeline is larger than what's shown here.
Recently Sold$4,050,000
Sold Nov 2025 · List $4,200,000
9021 Lake Butler Blvd
Windermere, FL 34786
5 BD · 4.5 BA · 5,840 SF · 0.82 AC
Windermere
Recently Sold$3,400,000
Sold Oct 2025 · List $3,495,000
6217 Greatwater Dr
Windermere, FL 34786
5 BD · 5.5 BA · 5,840 SF · 0.7 AC
Windermere
Recently Sold$1,875,000
Sold Aug 2025 · List $1,895,000
11208 Bridge House Rd
Windermere, FL 34786
4 BD · 4.5 BA · 3,980 SF · 0.5 AC
Windermere
Recently Sold$2,125,000
Sold May 2025 · List $2,150,000
10433 Kensington Shore Dr
Orlando, FL 34786
5 BD · 4 BA · 4,210 SF · 0.44 AC
Windermere
Coming Soon$3,250,000
Keene's Pointe Estate
Windermere, FL 34786
5 BD · 5.5 BA · 5,420 SF · 0.68 AC
Windermere
Notable Home$8,500,000
Lake Butler Sound Estate
Windermere, FL 34786
6 BD · 7.5 BA · 9,420 SF · 1.5 AC
Windermere
Also Worth Seeing
Related communities

Windermere
Isleworth
Arnold Palmer's Windermere legacy — Florida's most private address.
$2M – $40M · 660 homes
Explore Isleworth →

Windermere
Keene's Pointe
Windermere's guard-gated Jack Nicklaus community on the Butler Chain.
$900K – $5M · 1,100 homes
Explore Keene's Pointe →

Butler Chain of Lakes
Lake Tibet-Butler Homes
The quieter Butler Chain lake — still connected, still skiable.
$2M – $6M · 200 homes
Explore Lake Tibet-Butler Homes →
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Information on this page is compiled from public records, MLS data, community associations, and broker observation. Price ranges, HOA fees, school assignments, and community amenities change — verify all details with MaxLife Realty and the relevant community association before making a purchase decision. Ryan Solberg, Broker, License #BK3354351. MaxLife Realty, 321.373.3536.