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Belmere, Windermere: Belmere Village, Whitney Isles and Reserve at Belmere
Belmere in Windermere is three groups of homes built mostly from 2001 to 2006 under one name, and Reserve at Belmere's larger lots and Lake Whitney frontage put its values well above Belmere Village's.
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Buying or Selling in Belmere
Homes for sale in Belmere, Windermere, appear under several names: Belmere Village, Whitney Isles at Belmere and Reserve at Belmere. They share a name and an era but not a price range. Buyers do best comparing within one section; sellers, pricing from sales that match their lot and location. We work both ways here.
The Three Parts of Belmere
Belmere Village
Five plats with 331 homes built from 2001 to 2006, on median lots of about a sixth of an acre. Section medians run from $553,120 to $624,905, and the G3 and G4 sections have slightly larger lots than G2 and G5.
Whitney Isles at Belmere
Sixty-six homes built 2003 to 2006, on 0.18-acre lots, median $650,390, with larger median living areas than the Village.
Reserve at Belmere, Windermere
Four phases with 359 homes built 2001 to 2014, on 0.28-acre lots, median $768,660. Thirty-four homes front Lake Whitney, with median lots of 0.45 acres and a median value of $1,842,865; the 325 homes off the lake have a median of $725,120.
How We Compare Belmere Homes
- The section and plat, from the property appraiser's record, so a Village home isn't priced off Reserve sales.
- Lot size, since a few hundredths of an acre separate sections here.
- Roof and system dates. Most Belmere homes are now around 20 years old.
- Association documents, including any separate rules for each section.
Taxes, Flood Zones and Schools Across Belmere
Belmere sits in two unincorporated tax districts, at 16.0858 and 16.1366 mills for 2025, so a new owner's property tax before exemptions would be roughly $9,000 to $12,500 a year for the middle half of homes. Most of the flood-zone exposure is on the water: 94 homes have part of the lot in a FEMA special flood hazard area, 27 of them among the 34 Lake Whitney lots. For school assignments, enter the address in Orange County Public Schools' Find My School tool rather than relying on the community name.
For Belmere Owners Thinking of Selling
If you own in Belmere, your price should come from sales in your own section: Village, Whitney Isles or Reserve, and for Reserve owners, on or off Lake Whitney. We show you those sales and the adjustments, and prepare the records buyers ask about.
Similar communities to compare: Glenmuir, Westover Club and Willows at Lake Rhea, or the full Windermere neighborhood comparison.
The Own Luxury Homes® Perspective
"Belmere" covers three price ranges, so the section matters more than the name.
The Belmere name spans 756 homes, but values split cleanly by section. Belmere Village and Whitney Isles have a median 2026 county value of $584,190 on sixth-of-an-acre lots; Reserve at Belmere's median is $768,660 on lots more than half again as large; Reserve homes on Lake Whitney sit at $1,842,865.
A Belmere price is only meaningful against sales from the same section and lot type. When you see a Belmere listing, find its plat on the county record first, then compare it with that section's sales, not with the Belmere name as a whole.
Belmere Questions
What is the difference between Belmere Village and Reserve at Belmere?
Reserve at Belmere has larger lots, 0.28 acres at the median against about 0.17 in Belmere Village, higher county values and 34 homes on Lake Whitney. Belmere Village homes were built 2001 to 2006; Reserve homes span 2001 to 2014.
Is Whitney Isles part of Belmere?
Yes, by name and location: Whitney Isles at Belmere is a separate plat of 66 homes built 2003 to 2006.
Which Belmere homes have lake frontage?
Only Reserve at Belmere's 34 homes on Lake Whitney. County maps show no Belmere Village or Whitney Isles homes bordering a sizable lake.
A Private, More Intentional Beginning
Tell us about your decision
Tell us what you are buying or selling, where, the approximate price range, your timing, and what matters most.
Speak with a local real estate professional.
Discuss your goals, the property, the market, and the questions that will help you decide how to proceed.
Choose your next step.
Take the time you need. There is no obligation to move forward.
Sources:
Orange County GIS, parcel data (2026 tax roll); Orange County GIS, recorded subdivision plats; Orange County GIS, hydrology (lakes); Orange County Property Appraiser, 2025 final millage rates; Orange County GIS, FEMA flood zones; Orange County Public Schools, Find My School. Checked October 2026.
Figures: homes with a Windermere site address outside the Horizon West planning boundary, from Orange County parcel data; values are county just values on the 2026 tax roll, not sale prices; medians. Tax estimates multiply each home's 2026 county just value by the 2025 final millage for its tax district, before exemptions and non-ad valorem assessments, and are rounded. Flood counts are homes with at least 1% of the lot in a FEMA special flood hazard area (zones A, AE or AH) on the county's FEMA layer.
Reviewed by Ryan Brown, Licensed Real Estate Broker and CEO, Own Luxury Homes®