Hamlin Reserve Homes in Winter Garden, FL
A newer Horizon West community just south of Hamlin Town Center: Ashton Woods townhomes and single family homes built 2016 to 2019, a resort style pool and clubhouse, an HOA, and no CDD on the 2026 Orange County tax roll.
$540K
Median closed sale, 12 months
32
Median days on market
2016–19
Years built, homes sold this year
None
CDD on the 2026 tax roll, parcels we checked
Stellar MLS closed sales, twelve months to October 26, 2026. Updated October 2026.
Living in Hamlin Reserve
Hamlin Reserve sits in the 34787 zip on the Hamlin side of Horizon West, about two miles by car from the Publix and restaurants at Hamlin Town Center.
Ashton Woods is the builder named on the MLS listings. The community mixes townhomes, mostly around 1,600 to 2,000 square feet, with single family homes from about 2,000 to 3,800 square feet.
Why buyers pick it: newer construction without a builder’s wait, Hamlin Town Center close enough to run for coffee, and no Community Development District on the tax bill. The tradeoff is smaller lots than the older villages and a short list of resales at any one time.
How it compares with the rest of Horizon West is in our Horizon West guide, and the town center itself is covered in our Hamlin guide.
Hamlin Reserve home prices
Over the twelve months to October 26, 2026, Stellar MLS shows 25 closed sales at a median of $540,000, about $240 per square foot, with a median of 32 days on market and homes selling at about 98 percent of list price.
That is below the Horizon West wide median of $612,208 (Redfin, three months ending September 2026), mostly because ten of the 25 sales were townhomes.
| Home type | Range | Notes |
|---|---|---|
| Townhomes | $370K to $418K | 10 sales, median $389,000. About 1,600 to 2,000 sq ft |
| Single family | $502K to $975K | 15 sales, median $607,000. About 2,000 to 3,800 sq ft |
| Private pool homes | Top of the range | 2 of the 25 sales had a private pool |
Hamlin Reserve HOA and CDD
Short answer: HOA yes, and no CDD. The 2026 Orange County tax roll shows no CDD assessment on the parcels we checked, and MLS shows “CDD: No” on every closed sale in the last twelve months.
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HOA dues
On the single family homes sold this year, MLS lists dues of $399 to $425 a quarter, about $133 to $142 a month. Townhome sections run $1,200 to $1,255 a quarter. Amenities listed on MLS include the clubhouse, community pool, playground, dog park and park. We send the current association statement with every showing.
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No Community Development District
We checked two parcels, a single family home and a townhome on the Orange County Property Appraiser’s 2026 record: no CDD line, only the county’s standard garbage, stormwater and street light charges of about $640 a year. All 25 closed sales in the last twelve months also show no CDD in Stellar MLS. We still confirm it on the specific home before you write an offer.
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Walk or drive to Hamlin
Hamlin Town Center is about 1.9 miles by car, roughly four minutes. That is the Publix, the restaurants and the library you will use every week.
Schools and drive times
For 2026 to 2027, OCPS zones Hamlin Reserve for Independence Elementary, Bridgewater Middle and Horizon High. OCPS redraws zones as this side of the county grows, so we check every address before you write an offer.
| School or destination | School or drive time |
|---|---|
| Elementary | Independence Elementary |
| Middle | Bridgewater Middle |
| High | Horizon High |
| Hamlin Town Center | About 4 minutes, 1.9 miles |
| Magic Kingdom | About 28 minutes, 16 miles |
| Downtown Winter Garden | About 17 minutes, 10 miles |
| Downtown Orlando | About 30 minutes, 21 miles |
Buying or selling in Hamlin Reserve
What we tell buyers before they tour, and sellers before they list.
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Townhome or single family, run both
The gap between the townhome median ($389,000) and the single family median ($607,000) is more than $200,000, and the townhome dues include more. We price the full monthly payment on both before you pick a side.
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Check the lot, not just the floor plan
On homes this new, the differences at resale are position: backing to a pond or conservation, distance from the pool, and whether there is room for a pool of your own. Only 2 of this year’s 25 sales had one.
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Sellers: price against the builders
Buyers here are also touring brand new homes a few miles away with builder incentives. At 32 median days on market, a Hamlin Reserve listing priced right still goes under contract inside a month.
What buyers say
“I was totally amazed with Vlad and my search for a dream home. He was honest, cordial and very informative. I never felt pressured or rushed.”
Hamlin Reserve questions
Still wondering about something? Ask us directly or call (813) 992-3073.
How much do homes in Hamlin Reserve cost in 2026?
Over the twelve months to October 2026, the median closed sale was $540,000 across 25 sales. Townhomes sold between $370,000 and $418,000 with a median of $389,000, and single family homes sold between $502,000 and $975,000 with a median of $607,000 (Stellar MLS).
Does Hamlin Reserve have a CDD?
No. The 2026 Orange County tax roll shows no Community Development District assessment on the two parcels, a single family home and a townhome we checked, only standard county charges of about $640 a year, and all 25 closed sales in the last twelve months show no CDD in Stellar MLS.
What are the HOA fees in Hamlin Reserve?
On this year’s single family sales, MLS lists $399 to $425 a quarter, about $133 to $142 a month. Townhome sections run $1,200 to $1,255 a quarter. The association covers the clubhouse, pool, playground, dog park and park.
Who built Hamlin Reserve?
Ashton Woods is the builder named on the MLS listings, and the homes sold this year were built between 2016 and 2019.
What schools serve Hamlin Reserve?
For 2026 to 2027, OCPS zones Hamlin Reserve for Independence Elementary, Bridgewater Middle and Horizon High (OCPS Find My School, checked October 2026). Zones are redrawn as new schools open, so we check the exact address before you write an offer.
Townhome now, or house later?
One call and we will run the full monthly cost on both, with this month’s Hamlin Reserve comps.