Horizon West, FL Homes and Villages
Five planned villages and a town center on Lake Hancock in southwest Orange County, with the 429 running down the middle. Most of West Orlando’s new construction lives here, and the fees, the school zone and the builder’s incentive matter as much as the price.
$612K
Median sale price, up 5.6% in a year
54
Median days to sell
97.4%
Of list price at sale
38%
Of listings cut their price
Redfin, Horizon West, three months ending September 2026; 386 homes sold in September. Updated October 2026.
What Horizon West offers
Horizon West is not one neighborhood. It is a 1990s Orange County master plan that laid out villages around a town center, each with its own schools, parks and price band, then let builders fill them in over twenty five years.
Hamlin holds the town center. Summerlake and Independence are the established side. Waterleigh, Lakeside Village and Village I are where the cranes still are.
What you get: new and nearly new homes, new schools, resort style amenity centers and prices below Windermere’s, with the 429 running to Disney, the hospitals and downtown.
The tradeoffs: young trees instead of mature oaks, an HOA on every street, and construction nearby for the next few years. For oaks and older streets, look at downtown Winter Garden or the established side of Windermere.
Resale sellers here compete with builders who are answering 7.4 percent mortgage rates with buydowns. The full picture is in our October 2026 market report. Buying to rent instead? See how we underwrite a Central Florida investment property.
Horizon West neighborhoods
Each village has its own age, price band and fee structure. These have their own guides.
Home prices by village
This is the two minute version we give relocating buyers, with the Stellar MLS closed sale medians for the third quarter of 2026 so you can see the spread from one village to the next.
Q3 2026 prices by village
| Village | Q3 median | Days | Communities and character |
|---|---|---|---|
| Town Center | About $671K | 10 | Hamlin. Lake Hancock, the Cinépolis block, waterfront dining, newest executive builds |
| Village I | About $696K | 32 | Ovation, Serenade, Northlake, Lake Star, Osprey Ranch. Newest phases, largest homes |
| Village F | About $597K | 35 | Watermark, Encore, Overlook. Mid 2010s streets between Hamlin and Summerlake |
| Bridgewater | About $575K | 32 | Summerlake, Independence, Summerport. Established, pools, parks, most resale inventory |
| Lakeside Village | About $555K | 37 | Lakeshore, Lakeshore Preserve, Latham Park, Panther View. Lake Burden views, new middle school |
| Village H | About $553K | 43 | Waterleigh and Horizon Isle. D.R. Horton phases, three amenity centers, still building |
| Townhomes, all villages | About $408K | – not reported | Lowest entry point to the area, mostly in Hamlin, Waterleigh and Summerlake |
Horizon West homes for sale
Browse every active listing across the villages, from Hamlin townhomes to new Village I builds, updated from the MLS. Or see 8291 Procida Isle Ln in Windermere Isle, a pool home in Horizon West listed by The Kizlo Team.
Search homes for sale (opens in a new tab)
New construction in Horizon West
The builder has an agent. Bring yours.
We negotiate lot premiums, upgrade pricing and closing cost incentives with Horizon West builders regularly, and we walk every construction phase with our buyers. Representation typically costs you nothing extra here. Walking into the model alone can cost you plenty, because the first visit is when your representation gets registered.
HOA and CDD fees in Horizon West
Two similar Horizon West homes can carry monthly costs that differ by several hundred dollars, and the list price will not tell you. We pull the real figures for every home we show: HOA dues from the association, the CDD line from the Orange County Property Appraiser, and the bond payoff year from the district, the same day you ask.
How HOA, CDD and incentives work
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HOA dues are universal, and they vary
Every Horizon West village has a homeowners association. Dues generally run from about $100 to $250 a month depending on the amenity package, with townhome communities on the higher end because exterior maintenance is included.
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CDD assessments depend on the phase
A Community Development District is a bond that paid for the roads, drainage and utilities before the first home sold, repaid through your property tax bill. Newer phases in Lakeside Village, Village I and parts of Waterleigh typically carry $1,500 to $3,500 a year. Older villages can be lighter: Summerlake parcels we checked for tax year 2026 showed no CDD line at all, only the county’s standard stormwater, garbage and street light assessments of about $657 a year.
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Builder incentives change the real payment
At 7.4 percent, a builder’s rate buydown is worth more than a price cut of the same size. We compare the effective monthly payment on a new build against a three year old resale with the upgrades already done, because that is the number you live with, not the sticker.
Schools and drive times
Orange County Public Schools has opened a new Horizon West campus almost every year to keep up with growth, and each opening redraws the lines. These are the 2026 to 2027 assignments we see most often. Confirm any specific address with the OCPS school locator before you write an offer.
The 429 is the reason Horizon West exists. Drive times are free flow from Summerlake, the geographic middle of the villages. Add ten to fifteen minutes at 8 a.m.
School assignments by village
| Village | Elementary | Middle | High |
|---|---|---|---|
| Summerlake | Summerlake Elementary, opened 2024 | Hamlin Middle | Horizon High |
| Hamlin | Hamlin Elementary | Hamlin Middle | Horizon High |
| Independence | Independence Elementary | Water Spring Middle | Horizon High |
| Waterleigh | Water Spring Elementary | Water Spring Middle | Windermere High |
| Lakeside Village | Water Spring or Panther Lake | Horizon West Middle | Horizon High |
| Village I | Panther Lake Elementary | Horizon West Middle | Horizon High |
Typical OCPS assignments for 2026 to 2027. Zones shift as new schools open.
Drive times from Summerlake
| Destination | Drive | Route |
|---|---|---|
| Hamlin Town Center | 5 to 10 min | Local roads, Publix, Walmart, Cinépolis, the library |
| Magic Kingdom | About 25 min | 429 south to Western Way |
| Downtown Winter Garden, Plant Street | About 18 min | Avalon Road north |
| Downtown Orlando | About 33 min | 429 to the Turnpike or 408 |
| Orlando International Airport | About 40 min | 429 to 417, or 528 |
| Windermere and the gated clubs | About 15 min | Winter Garden Vineland Road |
What buyers say
“Quickly honed in on what mattered to us and professionally represented us during negotiations… the closing couldn’t have gone more smoothly.”
Your Horizon West agents
Anastasiia Zbihla and Vlad Kizlo, a husband and wife Realtor team with Keller Williams Realty At The Lakes in Windermere. Since 2020: 130+ homes closed and $40M+ in sales.
We come to the builder’s sales office with you and run the new-versus-resale math before you sign, in English or Ukrainian.
Anastasiia Zbihla, Realtor, Florida license SL3469407 · Vlad Kizlo, team lead, Florida license SL3475553
Horizon West market reports
Every monthly report that covers Horizon West, newest first. All market reports
- West Orlando Market, October 2026 · October 2026
- West Orlando Market, September 2026 · September 2026
Horizon West questions
The questions relocating buyers ask us most. Something else on your mind? Ask us directly.
Is Horizon West a good place to live?
It is one of the fastest growing master planned areas in the country, built as connected villages with new schools, parks and Hamlin Town Center, with Disney a short drive down the 429. The honest tradeoffs are construction activity, growing traffic, an HOA everywhere and CDD assessments in the newer phases.
How much does a home in Horizon West cost in 2026?
Over the three months ending September 2026, the median sale price across all of Horizon West was $612,208, up 5.6 percent year over year (Redfin). By village, third quarter closed medians ran from about $553,000 in Waterleigh and $555,000 in Lakeside Village to about $671,000 in Hamlin and $696,000 in Village I. Townhomes closed around $408,000. Builder pricing and incentives move month to month, which is one of the main reasons to bring your own representation.
Which Horizon West villages have CDD fees?
Most of the newer phases do: Lakeside Village, Village I and parts of Waterleigh typically carry $1,500 to $3,500 a year on the tax bill. Older villages can be lighter. Summerlake parcels we checked for tax year 2026 showed no CDD line at all. The only way to know for a specific home is to read the property appraiser record, which we do for every address we show.
What schools serve Horizon West?
Horizon High and Windermere High at the top, Hamlin Middle, Horizon West Middle and Water Spring Middle in between, and a growing list of elementaries including Summerlake, Hamlin, Independence, Water Spring and Panther Lake. Orange County opens a new campus here almost every year and redraws the zones when it does, so confirm any address with the OCPS school locator before you write an offer.
What is Horizon West’s town center?
Hamlin Town Center on Lake Hancock is Horizon West’s retail and dining hub: Publix and Walmart for the errands, the Cinépolis dine-in cinema, waterfront restaurants and the new Horizon West library branch. It is the closest thing the area has to a downtown, and proximity to it is showing up in resale values. More in our Hamlin guide.
Should I buy new construction or resale in Horizon West?
New construction gets you warranties and incentives, but often base pricing plus expensive upgrades and a wait. Resale gets you completed upgrades, fenced yards and established streets, often at a better effective price. With 40 percent of Horizon West listings cutting price in 2026 and builders offering rate buydowns, we run this comparison fresh for every buyer, and the answer changes with each builder’s incentive package. The town center village has both side by side; see our Hamlin guide.
Which village, at what monthly cost?
Schools, commute, budget, fees and builder reputations. One call and you will have a ranked shortlist with the real monthly cost on each.