New construction coming soon

Windham Park in Winter Garden, Florida

Sixty-one attached townhomes are approved on about 8.7 acres at the northeast corner of Avalon Road and Rolling Rock Way, inside the City of Winter Garden. The city adopted the rezoning to a planned development in the summer of 2024 and addresses have been assigned along Windham Way and Avalon Breeze Lane. What has not happened yet is a release: no price, no floor plan, no dues figure. This page tracks the community, explains the one thing almost every 34787 search result gets wrong about where it sits, and opens an interest list so you hear the moment something changes.

Homes

61 attached townhomes

Owner and applicant

Beazer Homes

Where

City of Winter Garden 34787, not Horizon West

Status

Rezoned and addressed, nothing released

What is confirmed, and what is not

Everything marked as confirmed below comes out of public records. Everything else is genuinely unknown at this point, and we would rather say so than fill the gap with a number borrowed from a different neighbourhood.

• Homes planned61 attached townhomes in 11 buildings
• SiteAbout 8.7 acres, roughly seven homes to the acre
• WhereNortheast corner of Avalon Road and Rolling Rock Way
• StreetsWindham Way and Avalon Breeze Lane
• GaragesTwo-car garages loaded off a rear alley
• JurisdictionCity of Winter Garden, ZIP 34787
• ZoningPlanned development, adopted summer 2024
• Energy programMarketed as DOE Zero Energy Ready
• Community development districtNone applies to this site
• Flood mappingMapped outside the special flood hazard area
• PricingNot yet released Get notified
• Floor plansNot yet released Get notified
• Monthly duesNot yet published Get notified
• Final platNot yet recorded Get notified
• Model or sales centreNone open yet Get notified
• First closingsNot yet announced Get notified

Details on this page are compiled from public entitlement records and are targets, not commitments. Pricing, floor plans, home counts and timing have not been released and are subject to change without notice.

About Windham Park

Windham Park is a small infill townhome community rather than a phase of a master plan. The approved plan is 61 attached homes in eleven separate buildings of five or six units each on about 8.7 acres, roughly seven homes to the acre. Two streets serve it, Windham Way and Avalon Breeze Lane, and the project fronts Rolling Rock Way, an existing public street that was already there. The lots are narrow and deep in the way townhome lots are, running roughly 22 to 34 feet wide by 65 feet deep.

The detail that shapes daily life most is the alley. Every home gets a two-car garage, but it opens onto a rear alley rather than the street in front of the house. The street frontage stays clean, with front doors and porches instead of a row of garage doors, which is why this product reads more like a townhouse street in an older town than a suburban cul-de-sac. Behind the house, trash collection, deliveries, guest parking and your own two cars all negotiate the same twenty-odd feet.

The records also call this the Beazer Windham Park planned development, the name you will see in city documents; both names describe the same 61 homes. The community is publicly identified with Beazer Homes, the owner of the land and the applicant of record for the planned development.Beazer Homes bought the two parcels in late 2024 and holds title directly: there is no land bank in the chain and no build-to-rent vehicle, and it is the retail seller here. Nothing is being sold at this community yet.

Subdiview is not affiliated with, endorsed by, or sponsored by Beazer Homes. Beazer Homes and its community names are trademarks of their respective owners and are used here for identification only. All community information is compiled from public records and is subject to change.

This is not Horizon West, and that changes everything

If you have been shopping ZIP 34787 online, you have almost certainly been reading about Horizon West without being told. That one ZIP code covers two different places: the old City of Winter Garden, with its brick downtown and its city limits, and Horizon West, the enormous county master plan to the south and west built around the Hamlin town centre. Search results, agent blogs and portal neighbourhood pages collapse the two constantly, then attach Horizon West schools, commutes and assessments to addresses that have nothing to do with it.

Windham Park is on the old Winter Garden side. It sits inside city limits on land annexed out of unincorporated Orange County, up near the State Road 50 corridor, which is the established part of town rather than the growth frontier. It orients toward historic downtown Plant Street, the West Orange Trail and Crown Point, not toward Hamlin. That is a list of concrete differences: different school assignments, a different drive to work, a different set of taxing authorities and a different answer on special assessments. If you are comparing two listings in the same ZIP code and one is here and one is in Horizon West, you are comparing two different purchases.

The other side of that distinction is honest too. Horizon West is where the newest retail and schools are going in, and the amenity base at Hamlin is good. Being on this side means you drive to it rather than live inside it. What you get instead is a short hop to a downtown that already exists.

What daily life here is actually like

Downtown Winter Garden is the reason people get attached to this town. Plant Street is the spine: brick sidewalks, the Garden Theatre, Plant Street Market with its food halls and taproom, restaurants that fill up on a Friday, and the Winter Garden Farmers Market every Saturday, which is less a produce stop than the town's weekly social event. It is a real downtown, not a developer's imitation of one.

The West Orange Trail is the other thing that makes this side of town feel different. It runs through downtown on an old rail bed and keeps going for miles both ways, which is why you see people here biking to dinner. Crown Point and its trailhead are nearby, and Tucker Ranch adds a large park with gardens and trails. Winter Garden Village handles the grocery and big-box run on the State Road 50 side.

Be clear-eyed about the setting, because this is infill. The commercial edge along Avalon Road and State Road 50 is immediately north, an older detached neighbourhood sits to the south, and this townhome block was approved explicitly as the transition between the two. Roughly three acres of open space was held back partly to preserve existing live oaks, which means mature canopy on parts of the site and leaf litter to live with. The county has widening programmed for Avalon Road here, so expect road construction in the early years.

Getting around from this corner

The road network here is genuinely good, which is part of why west Orange County grew the way it did. State Road 50, West Colonial Drive, is the surface spine at the doorstep, running east toward Ocoee and Orlando and west toward Lake County. State Road 429, the Western Beltway, is the workhorse for anything longer: north and east onto State Road 408 for downtown Orlando, or south toward Interstate 4 and the State Road 536 corridor for the Disney gates. Orlando International Airport is a cross-metro trip on the toll network, and the theme park corridor is a straightforward run south. We are not printing drive times, because minute estimates for central Florida are free-flow numbers nobody experiences at eight in the morning. Drive your actual commute, at the hour you leave, before you buy.

Zero Energy Ready, and what it does to a power bill

Windham Park is marketed as a DOE Zero Energy Ready community, reported as the first such project in the city. That is worth understanding properly, because unlike most new-home marketing it is a defined federal standard with third-party verification rather than a slogan. A home has to hit requirements across the whole package: insulation and air sealing, ducts inside conditioned space rather than leaking into a hot attic, high-performance windows, efficient heating and cooling, mechanical fresh-air ventilation, efficient water heating, LED lighting, and enough electrical and roof preparation that solar can be added later without rework.

In central Florida the part that shows up on your bill is the cooling load. A house with a tight shell, good windows and ducts that are not dumping conditioned air into the attic runs its air handler less in July, and reported energy use for homes built to this standard is 40 to 50 percent below a typical home. The comfort side is just as real: fewer hot rooms, less humidity swing, a quieter house and better filtered air, because the ventilation is designed rather than accidental. Ask which features are standard under the program and which are options, because solar ready and a charger provision are not the same as installed solar or an installed charger, and ask for the verification paperwork at closing.

Approvals, and what is still open

The zoning question is settled. The Winter Garden City Commission adopted the rezoning that created this planned development in the summer of 2024, together with the future-land-use amendment changing the site to city medium-density residential, on a three-to-nothing vote with one abstention. The approved density of roughly seven homes to the acre sits below the medium-density ceiling. That adopted ordinance is the approval this page rests on, and it is the strongest class of approval a project can carry at this stage.

The plat is a different story, and it is the most important open item. The plat here is still only preliminary. It went to the city's development review committee in the autumn of 2024 and was sent back for revision and resubmittal, and it was still carried as preliminary in the winter of 2024. No final plat has recorded. Until one does, the land remains described by its old boundaries rather than as numbered lots, and individual homes cannot be conveyed. That is a normal sequence, not an alarm, but it is a real gate.

Several other things could not be established either way, and we are saying so rather than leaving a hole. The water management district permit for the site work could not be verified, so the status of site work is not established. No city building or site-work permit could be located. No association dues figure exists in public form, and we could not establish whether any city non-ad-valorem assessment applies. Treat each as an open question for a seller, not a negative finding.

On timing, frame every date as a target that can move, because this one already has. In public comments in late 2024 the builder described a groundbreaking in the summer of 2025 and homes on the market by 2026. That window has passed and nothing has been released, so the schedule has moved. We will not guess a new one. Get notified when something actually is.

Schools

This address is served by Orange County Public Schools, and that is as far as we will go. We are not naming an elementary, middle or high school and not claiming an attendance zone, because the specific assignment for this site was not something we could establish, and boundaries in fast-growing west Orange County get redrawn as capacity shifts and new schools open. A page that names the wrong school does more damage than a page that names none. Run the exact address through the district's own locator once addresses are live and confirm it with the district rather than with a sales office, because a brochure is a snapshot of the zone on the day it was printed.

The costs, including the good news

Start with the item that sets this site apart from much of what you are comparing it against: no community development district applies here. Two independent county sources agree. The county's district mapping returns nothing at this location, and the parcel record's district name field is empty. That is a real financial difference, because in much of the newer 34787 inventory a district assessment rides along with the tax bill for decades to pay off infrastructure bonds, charged on top of the millage rather than inside it. Comparing a payment here against one in a newer master-planned community nearby means pulling the actual tax bill for each and looking for that separate line.

A homeowners association, on the other hand, is effectively certain. The approved plan includes private alleys, roughly three acres of common open space and a lift station, and somebody has to own, insure and maintain all of it. On attached product the association usually carries more than in a detached neighbourhood, often the exterior, the roofs and the landscaping. No dues figure has been published here, so we will not invent one. Ask for the budget, the governing documents and the reserve schedule as soon as they exist: an underfunded reserve is how a special assessment arrives five years after you move in.

On property tax, the mechanics matter more than the rate. Because this land is inside the City of Winter Garden, the bill stacks city millage on top of the county commission, the school district, the water management district and other countywide levies. Florida sets assessed value as of the first of January, which creates the trap that catches nearly every new-construction buyer: a new townhome's first full tax year is normally far higher than the builder's estimate, because that estimate often reflects a bill struck on vacant land.

The homestead exemption is Florida law, identical in all sixty-seven counties, and the additional portion brings the total to $51,411. It is a statewide figure set by state statute, not a local county benefit, and it attaches only after you own and homestead the property, so it does not apply to the builder's first-year bill. The same goes for the Save Our Homes cap on how fast assessed value can rise. Read the specific rates off the proposed-tax notice for the lot you are buying.

Flood, wind and insurance reality

The site is mapped outside the special flood hazard area, in an area of minimal flood hazard. In practical terms a federal lender will not require you to carry flood insurance, and premiums on a voluntary policy are generally low. It does not mean water cannot reach the property, and the approved plan includes stormwater tracts and buffers, so grading varies lot to lot. Get the lot-specific determination before closing.

Wind is the real insurance story in Florida, and inland Orange County is a reasonable place to be exposed to it. This is roughly fifty miles from either coast, which takes storm surge off the table and puts you in a lower wind-speed design band than a barrier island. Hurricanes still cross the peninsula and arrive here with damaging wind and a great deal of rain, so the right expectation is days without power rather than a flooded first floor.

New construction prices better than old stock on insurance, by a wider margin than buyers expect: current roof attachment and protected openings earn mitigation credits an older home cannot. On an attached townhome, ask where the association's master policy stops and your own begins. The association often insures the building shell while you insure everything inside your walls plus your liability, and the gap between those documents is where unpleasant surprises live.

Living with a shared wall and a private alley

An attached townhome is a genuinely different product from a detached house. You share at least one wall, and interior units share two. Modern party-wall construction is better than its reputation, but it is not silence, and a middle unit is quieter against the weather and louder against the neighbours than an end unit.

Your outdoor space is small and defined, which is the point for some buyers and disqualifying for others. With lots around 22 to 34 feet wide and a two-car garage taking the back of the lot off the alley, what remains is a patio rather than a lawn. If you want a fenced run for a large dog, this is not the product. If you would rather not spend Saturday on a ladder or behind a mower, it very much is.

The alley deserves one more mention. It is private, so the association maintains and eventually repaves it, and that cost belongs in the reserve schedule you should be asking for. It is narrow, so a delivery van parked badly blocks several garages. It is also where your trash cans live and where guests will try to park, so find out what the rules say. That is not a reason to walk away. It is a reason to ask while you still have leverage.

Buying pre-construction with someone on your side

The person at a builder's sales desk works for the builder. That is not a criticism, it is the job: they represent the seller, and what you tell them about your budget or timeline is information held on the seller's behalf. You are entitled to a licensed agent of your own reading the contract and negotiating for you instead.

The piece most buyers do not know is the timing. On new construction you generally need your own agent involved from the very first visit, because builders commonly require the agent be disclosed on that first registration. Walk a model alone, sign in alone, and many builders will not recognise your representation afterwards. It is one of the few hard deadlines in the process and it arrives before most people think they have started.

A pre-construction contract is a different document from a resale contract, and the differences all concern what happens when things change. Somebody should be reading the delay and completion provisions, the builder's right to substitute materials, what happens to your deposit if completion slips past the outside date, and whether the price can move between contract and closing. Somebody should be checking what the base price includes against the finish level in the model, pressing on incentives, and pricing an independent lender against the builder's affiliated one, because the advertised incentive usually comes with a required lender.

On a community this early there is an extra layer. You would be committing before the plat records, before dues exist and before a plan is released, on a schedule the builder controls. The upside is position in the queue and choice of homesite, which here is the difference between an end unit and a middle one.

Names, and not confusing this with something else

A search for this community will hand you things that are not it, so be precise. The project appears in city records as the Beazer Windham Park planned development and is commonly called Windham Park; both describe the same 61 townhomes at Avalon Road and Rolling Rock Way. Elsewhere in the Orlando area, Windham turns up as a street name in a different part of the metro, and as a floor-plan name used by another builder in other Winter Garden communities. Those hits tend to dominate a plain name search, and none of them is this place.

One more clarification. Avalon Breeze Lane takes its name from Avalon Road, which the site addresses onto. It has nothing to do with Avalon Park, a separate master-planned community on the far east side of Orlando in a different ZIP code. The way to anchor this community reliably is by its two interior streets plus the Avalon Road and Rolling Rock Way corner, and by the fact that it sits inside the City of Winter Garden rather than in unincorporated Orange County or in Horizon West.

Questions

See the cross-streets on a map to place the site at the northeast corner of Avalon Road and Rolling Rock Way.