Home › Windermere, FL › Neighborhoods › Harbor Isle
Own Luxury Homes®
Harbor Isle, Windermere: Homes Near Lake Down
Harbor Isle, Windermere, has 31 homes built mostly around 2000, six of them on Lake Down, and because all of its recent sales were off the water, its lakefront homes have to be priced from Lake Down sales elsewhere.
Local real estate expertise for fine homes and luxury properties.
Where every client is treated like a million-dollar client.
Buying or Selling in Harbor Isle
Expect large homes from the late 1990s and early 2000s among Harbor Isle homes for sale, most off the water, with a few on Lake Down, a Butler Chain lake. Our Lake Down guide covers the plats around the lake.
Harbor Isle and Harbor Isle Unit 2
The original Harbor Isle plat has 21 homes built from 1996, on median lots of 0.66 acres, median county value $1,331,768, and all six Lake Down homes. Unit 2 adds 10 homes built 1997 to 2005 on one-acre lots, larger at a median 5,625 square feet, median $1,539,775. Across both, 28 homes have pools and 21 carry a homestead exemption.
Pricing Lakefront Without Its Own Sales
The 25 off-lake homes have a median 2026 county value of $1,397,230 on larger lots, and Harbor Isle's six Lake Down homes, on lots of about half an acre, are assessed close to 40% above them. Recent sales tell you about the interior, not the water. Our agents price a Harbor Isle lakefront home from Lake Down sales in plats such as Sunset Bay and Marina Bay Estates, adjusting for lot, house and frontage, and explain each adjustment so the price holds up with buyers and appraisers.
Before Buying in Harbor Isle
For homes now 20 to 30 years old, we look at roof, system and pool dates, ask for dock permits on lakefront lots, and read association documents early.
Harbor Isle's Tax and Flood Picture
Harbor Isle pays 16.9894 mills for 2025. Applied to 2026 county just values, that's roughly $20,500 to $30,000 a year in property tax before exemptions for the middle half of homes. Only the six Lake Down lots touch a FEMA special flood hazard area, and on none does the zone reach the middle of the lot. Check schools with Find My School.
For Harbor Isle Sellers
Interior owners have recent Harbor Isle sales to price from; lakefront owners need the wider Lake Down evidence. Either way, we show you the sales, the adjustments and how your home's size and updates fit.
The Own Luxury Homes® Perspective
Harbor Isle's recent sales say little about its lakefront homes.
All seven Harbor Isle homes with a most recent recorded sale from 2024 through 2026 are off the water. The six Lake Down homes, assessed close to 40% above the interior on the 2026 roll, have no recent sales of their own.
When a community's recent sales are all on one side of the water, they can't price the other side. For a Harbor Isle lakefront home, insist on Lake Down comparisons from nearby plats; for an interior home, Harbor Isle's own sales are the place to start.
Harbor Isle Questions
How many Harbor Isle homes are on Lake Down?
Six, all on the original plat, according to county maps.
What is Harbor Isle Unit 2?
A 10-home section built 1997 to 2005 on one-acre lots, with larger homes than the original plat.
Can Harbor Isle's lakefront homes reach other chain lakes?
Lake Down is one of the 13 Butler Chain lakes the Orange County Water Atlas lists, connected by the chain's canals; we confirm dock permits for any specific lot.
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 Water Atlas, Butler Chain of 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®