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Westover Reserve, Windermere: What Sets It Apart From Westover Club
With a 2026 median county value of $844,950, the 81 homes of Westover Reserve, Windermere, built from 1997 to 2005, sit about $160,000 above neighboring Westover Club, a gap that lines up with larger homes, more pools and a higher value per square foot.
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Buying or Selling in Westover Reserve
Late-1990s and early-2000s pool homes on quarter-acre lots make up most Westover Reserve homes for sale. For buyers, condition is the main variable; for sellers, choosing the right comparable sales is. Our Westover Club page covers the neighbor.
Phase 1 and Phase 2
Phase 1 has 33 homes built 1997 to 2002, on median lots of 0.32 acres, with a median county value of $830,580. Phase 2 has 48 homes built 1998 to 2005 on 0.27-acre lots, median $865,355, and its homes are slightly larger at the median, 3,640 square feet against 3,435. Across both, 77 of 81 homes have pools and 63 carry a homestead exemption.
Reserve or Club: What the Difference Buys
- Living area: Westover Reserve's median is 3,576 square feet; Westover Club's is 3,390.
- Pools: 95% of Westover Reserve homes against 80% of Westover Club's.
- Build years: Westover Reserve started three years earlier, 1997 against 2000.
- Value per square foot: $236 against $205 at the median.
Size and pools explain part of the gap; the higher value per square foot explains the rest. That's why our agents won't price a Westover Reserve home from Westover Club sales without a written adjustment for each of these differences, and why a buyer choosing between the two should compare them home by home, not by community median.
Checks for Homes From the Late 1990s
Homes here are 21 to 29 years old. We ask for roof, air-conditioning and pool equipment dates first, help you get insurance quotes early, and read the association documents before you're committed.
Westover Reserve's Higher Tax Rate
Westover Reserve is in the 16.9894-mill district for 2025, the highest rate among Windermere-address districts and above Westover Club's 16.3894. A buyer's property tax before exemptions runs roughly $13,500 to $15,000 a year for the middle half of homes. The county's FEMA map puts none of its lots in a special flood hazard area. Look up schools with Find My School.
Pricing a Westover Reserve Home
County records show 14 homes with a most recent recorded sale from 2022 through 2026. We price from those first, by phase and size, and use Westover Club or other nearby sales only with explained adjustments.
Also see Windermere Downs, Tuscany Ridge and the Windermere neighborhood comparison.
The Own Luxury Homes® Perspective
Westover Reserve and Westover Club aren't interchangeable comparisons.
The two communities share part of a name and have nearly identical median lots, 0.28 and 0.27 acres. Yet Westover Reserve's 2026 median county value, $844,950, is about $160,000 above Westover Club's $682,635, and its value per square foot of living area is about 15% higher.
A Westover Reserve home priced from Westover Club sales would likely be priced too low, and the reverse too high. Use each community's own sales first, and when you need to borrow from the other, ask for the size, pool and per-square-foot adjustments in writing.
Westover Reserve Questions
How many homes are in Westover Reserve?
Eighty-one, in Phase 1 (33 homes) and Phase 2 (48), built from 1997 to 2005.
Is Westover Reserve the same community as Westover Club?
No. They're separate plats with different build years and values, though they share part of a name and sit about a third of a mile apart.
Do Westover Reserve homes have pools?
Most do: 77 of 81, according to county records.
Which phase has larger lots?
Phase 1, at a median of 0.32 acres against 0.27 in Phase 2, though Phase 2's homes are slightly larger.
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®