The Lakes
The Lakes: Local Questions Answered
Where is The Lakes located?
The Lakes is on the north and west shore of Lake Down, with its only entrance on Down Lake Drive off Park Ridge Gotha Road, next to Windermere Downs. Homes have Windermere 34786 mailing addresses and are in unincorporated Orange County, outside the Town of Windermere, in the Census Bureau's Lake Butler census-designated place.
What types of homes are in The Lakes?
The Lakes has 59 single-family homes built from 1984 to 2003, and no townhomes or condos, according to Orange County Property Appraiser records. Homes range from about 2,165 to 10,045 square feet with 3 to 7 bedrooms on lots of about 1.0 to 3.1 acres, and 54 have a private pool. Thirteen lots border Lake Down.
How much do homes cost in The Lakes?
Over the past two years (MLS data, October 2026), homes in The Lakes sold six times for a median of about $2.0 million, ranging from about $1.0 million to $3.5 million. The three highest sales were lakefront homes on Lake Down. For today's listings, see the top of this page.
What are the HOA fees in The Lakes?
MLS sale records from 2025 and 2026 show HOA dues of about $1,070 to $1,230 per year (about $89 to $103 per month). Orange County property and GIS records don't show a community development district (CDD) for The Lakes, but check the property tax bill for any special assessments. The association is Lake Down Homeowners Association, Inc., and membership is required.
What schools serve The Lakes?
Orange County Public Schools' 2026-27 school zones place The Lakes in Thornebrooke Elementary, Gotha Middle and Olympia High School.
Zoning can change and varies by street, so confirm a specific address with Orange County Public Schools' Find My School tool, and compare school grades in the Florida School Accountability Reports.
Is The Lakes the same as Lakes of Windermere or the Lake Down neighborhoods?
No. The Lakes is a 1982 plat of 59 homes on Lake Down, and its association is named Lake Down Homeowners Association, Inc. Lakes of Windermere is a separate, larger community in Horizon West, about 3 miles southwest, with its own association and different schools. Lake Down Cove, Lake Down Crest and Lake Down Reserve are separate neighborhoods on other sides of Lake Down, each with its own association, and Lake Down Woods next door is a separate plat.
Can you rent homes in The Lakes short term?
No. The recorded declaration of covenants for The Lakes, as amended in 2018 and posted by the association, limits homes to single-family residential use and sets a minimum rental period of one year, so short-term rentals are not allowed. Confirm the current rules with the association before buying if you plan to rent.
