Overlook at Hamlin Homes in Winter Garden, FL
Taylor Morrison’s lake community on the west shore of Lake Hancock, next to Hamlin Town Center: larger single family homes built 2015 to 2020, lakefront estates on John Hancock Drive, an HOA, and no CDD on the 2026 Orange County tax roll.
$760K
Median closed sale, 12 months
25
Median days on market
14 of 29
Sales with a private pool
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 Overlook at Hamlin
Overlook at Hamlin and Overlook 2 at Hamlin share the west shore of Lake Hancock in the 34787 zip, about four minutes by car from Hamlin Town Center. The association clubhouse is at 7709 Lake Hancock Boulevard.
Taylor Morrison is the builder named on the MLS listings. These are bigger homes than most of Horizon West: the median sale this year was about 2,900 square feet, and about half the homes sold had a private pool.
Why buyers pick it: the lake, the size, and Hamlin Town Center close by, without a CDD on the county tax roll. The tradeoff is price. The median here runs well above the Horizon West average.
How it compares with Summerlake across the lake and the newer villages is in our Horizon West guide, and the town center is covered in our Hamlin guide.
Overlook at Hamlin home prices
Over the twelve months to October 26, 2026, Stellar MLS shows 29 closed sales across Overlook at Hamlin and Overlook 2 at Hamlin, at a median of $760,000, about $264 per square foot, with a median of 25 days on market.
Overlook 2 accounted for 24 of the sales at a median of $704,500; the original Overlook phases had 5 sales at a median of $826,000.
| Home type | Range | Notes |
|---|---|---|
| Overlook 2 at Hamlin | $487K to $2.65M | 24 sales, median $704,500 |
| Overlook at Hamlin | $550K to $2.28M | 5 sales, median $826,000 |
| Pool homes | Across the range | 14 of the 29 sales had a private pool |
Overlook at Hamlin 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 by section
MLS lists dues of about $210 to $340 a month on most of this year’s sales, depending on the section. The lakefront estates on John Hancock Drive list about $1,650 to $1,680 a year. Amenities listed on MLS include the clubhouse, fitness center, pool, playground and dog park.
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No Community Development District
We checked three parcels across Overlook and Overlook 2, including a John Hancock Drive lakefront home 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 $650 to $710 a year. All 29 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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Lake Hancock
The community runs along the west shore of Lake Hancock, the same lake Summerlake and Hamlin Town Center share. Ask us which homes have true lake frontage and which only have a view; it is the biggest price driver here.
Schools and drive times
For 2026 to 2027, OCPS zones the three Overlook addresses we checked, including the lakefront, for Independence Elementary, Bridgewater Middle and Horizon High. Some older guides list Hamlin schools; the OCPS map does not. 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, 1.4 miles |
| Magic Kingdom | About 30 minutes, 17 miles |
| Downtown Winter Garden | About 15 minutes, 9 miles |
| Downtown Orlando | About 29 minutes, 20 miles |
Buying or selling in Overlook at Hamlin
What we tell buyers before they tour, and sellers before they list.
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Lakefront, lake view or interior
Sales here ran from $487,000 to $2.65 million in one year. Lake frontage, lot and pool drive most of that spread, so compare a home only with others in the same position.
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Pools change the comps
Half of this year’s sales had a private pool. A house without one should be priced against the other half, not the median.
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Sellers: the market is moving
At 25 median days on market, well priced homes still go quickly here. We bring the lakefront and interior comps separately to every listing appointment.
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.”
Overlook at Hamlin questions
Still wondering about something? Ask us directly or call (813) 992-3073.
How much do homes in Overlook at Hamlin cost in 2026?
Over the twelve months to October 2026, the median closed sale across Overlook at Hamlin and Overlook 2 at Hamlin was $760,000 on 29 sales, from $487,000 up to $2.65 million for the lakefront estates (Stellar MLS).
Does Overlook at Hamlin have a CDD?
No. The 2026 Orange County tax roll shows no Community Development District assessment on the three parcels across Overlook and Overlook 2, including a John Hancock Drive lakefront home we checked, only standard county charges of about $650 to $710 a year, and all 29 closed sales in the last twelve months show no CDD in Stellar MLS.
What are the HOA fees in Overlook at Hamlin?
MLS lists about $210 to $340 a month on most of this year’s sales, depending on the section, and about $1,650 to $1,680 a year on the lakefront estates on John Hancock Drive.
Who built Overlook at Hamlin?
Taylor Morrison is the builder named on the MLS listings, and the homes sold this year were built between 2015 and 2020.
Is Overlook at Hamlin on Lake Hancock?
Yes. The community runs along the west shore of Lake Hancock, a few minutes from Hamlin Town Center. Not every home has lake frontage, so ask us about a specific address.
On the water, or a street back?
One call and we will pull the lakefront and interior comps for the exact homes you are looking at.