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Lake Davis Reserve, Windermere: Three-Acre Lakefront and Half-Acre Interior
Counting the five-home Lake Davis Estates plat, Lake Davis Reserve, Windermere, has 23 homes built 2002 to 2022, and its nine homes on Lake William Davis sit on about three acres each, against about half an acre for the 14 interior homes.
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Buying or Selling in Lake Davis Reserve
Lake Davis Reserve homes for sale, on Marleon Drive and Water Creek Drive, are newer pool homes on the shore of Lake William Davis and just off it. Tildens Grove and Kelso on Lake Butler also front Lake William Davis, and Lake Cypress Cove is about a third of a mile away.
Lake Davis Reserve and Lake Davis Estates
- Lake Davis Reserve: 18 homes built 2007 to 2022, median build year 2015, median lot 0.60 acres, median $1,472,965; 7 on the lake.
- Lake Davis Estates: 5 homes built 2002 to 2008 on lots of about an acre, assessed a little above the Reserve plat; 2 on the lake.
All 23 homes have pools, median living area is 4,722 square feet, and 15 carry a homestead exemption. Eleven were built since 2015.
What Three Lakefront Acres Buy
Lake William Davis is about 45 acres on county maps and isn't among the Butler Chain lakes in the Orange County Water Atlas, so frontage here means views and the lake, not chain boating. The lakefront lots are large, but the lakefront homes' county values run only about $640,000 above the interior's at the median, and part of that is their larger houses, about 5,350 square feet against 4,400. Our agents check each lakefront survey for how much of the lot is usable upland and what the county's shoreline and dock rules allow, before you pay for acreage you can't use.
Newer Homes, Fewer Unknowns
With most homes built since 2008, inspections focus on the specifics: roof and system dates, pool equipment and any builder warranty still in force. We also go through the association documents with you while there's still time to act on them.
Lake Davis Reserve's Costs
Under the 2025 millage of 16.3894, a buyer's property tax before exemptions runs roughly $22,000 to $31,500 a year for the middle half of homes. Nine of the ten lots touching a FEMA special flood hazard area are on Lake William Davis, and on seven the zone reaches the middle of the lot, which matters on parcels this large. Schools come from Find My School.
Owners Weighing a Sale
County records show four homes with a most recent recorded sale from 2022 through 2026, all from 2024 on, three of them in Lake Davis Estates. We price from those and from Lake William Davis sales in neighboring plats, adjusted for lot and house.
See the Windermere neighborhood comparison.
The Own Luxury Homes® Perspective
On Lake William Davis, three acres of lakefront doesn't price like three acres.
Lake Davis Reserve's nine lakefront homes sit on median lots of 3.05 acres, nearly six times the interior's, yet on the 2026 roll they're assessed less than 50% above the interior homes, and their houses are also about 950 square feet larger.
Here, lakefront acreage adds value well below its size. Before paying for land on Lake William Davis, find out how much of it is usable upland and how you'd use it; sellers should price the frontage and house, not the acre count.
Lake Davis Reserve Questions
Which lake is Lake Davis Reserve on?
Lake William Davis, about 45 acres on county maps; nine homes touch it.
Can you boat from Lake Davis Reserve to the Butler Chain?
Not from Lake William Davis, which the Water Atlas doesn't list among the 13 chain lakes.
What is Lake Davis Estates?
A five-home plat beside Lake Davis Reserve, built 2002 to 2008.
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 Government, Boat Dock Permits; 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®