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Lake Butler Sound, Windermere: Two Plats, Two Price Levels
Lake Butler Sound, recorded as Reserve at Lake Butler Sound, is a Windermere community of 213 homes built from 2002, with a median build year of 2005, and its first plat's acre lots are valued at more than twice its second plat's half-acre lots, while only six homes front Lake Butler itself.
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Buying or Selling in Lake Butler Sound
Reserve at Lake Butler Sound homes for sale run from about 4,000-square-foot homes in Unit 2 to estates of more than 7,000 square feet in the original plat. The plat decides the comparison, for buyers weighing a home and for sellers setting a price. Nearby, Keene's Pointe and Waterstone offer other takes on newer Lake Butler-area living.
The Two Plats Compared
- Reserve at Lake Butler Sound: 76 homes, built 2002 to 2022, median lot 0.98 acres, median living area 7,272 square feet, median county value $3,399,152.
- Unit 2: 137 homes, built 2002 to 2023, median lot 0.50 acres, median living area 4,257 square feet, median $1,353,480.
Six homes, all in the original plat, touch Lake Butler, and they're assessed at about two and a half times the rest of the community. The other 207 are off the water. Almost every home in the community, 205 of 213, has a pool.
Before You Write an Offer Here
Our agents confirm the plat and lot on the county record, then look for sales from the same plat first. Because a name that includes the lake can suggest water access, we also ask for the association documents early to see what, if any, shared lake access or amenities they provide; county records show frontage only for those six homes.
Lake Butler Sound Costs by Plat
Taxes split along the same line as values. At the 2025 millage of 16.3894, a new owner of a home in the middle half of the community would pay roughly $19,000 to $48,000 a year before exemptions, with the original plat at the high end. Flood mapping is limited: 44 lots touch a FEMA special flood hazard area, including the six on Lake Butler. Look up schools for the address in Find My School.
Pricing a Lake Butler Sound Home
For owners, the first question is which plat your sales should come from. An original-plat home priced off Unit 2 sales, or the reverse, will be off by a wide margin. We build your price from your own plat, adjust for size, lot and updates, and prepare the records buyers ask about.
See how Lake Butler Sound compares in our Windermere neighborhood comparison.
The Own Luxury Homes® Perspective
Lake Butler is in the name, but only six of Lake Butler Sound's 213 homes are on the lake.
Buyers sometimes assume a community named for a lake comes with the lake. In Lake Butler Sound, county maps show just six homes touching Lake Butler, assessed at roughly two and a half times the $1,700,220 median for the other 207 on the 2026 roll.
In Lake Butler Sound, a home's frontage, or lack of it, has to be confirmed home by home. If water access matters to you, ask what the association documents provide and compare the home with sales that share its situation. Our lakefront guide explains what frontage does and doesn't include.
Lake Butler Sound Questions
How many homes are in Lake Butler Sound?
County records show 213 homes in two plats: 76 in the original Reserve at Lake Butler Sound plat and 137 in Unit 2.
Are Lake Butler Sound homes on Lake Butler?
Six are, according to county maps, all in the original plat. The rest don't touch the lake, so ask the association what shared access, if any, owners have.
Why are some Lake Butler Sound homes worth so much more than others?
The original plat has lots about twice as large and homes about 70% larger at the median, so its 2026 county values are well over twice Unit 2's.
A Private, More Intentional Beginning
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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®