13416 Reams Rd, Windermere, FL 34786 Property Records

Orange County property record for 13416 Reams Rd, Windermere, FL 34786

Property Summary

Property Type	Residential Vacant Land
Lot Size	19.6 acres (853,776 sqft)
Owner	2 Company Names on File
Last Sale	$402,000 (Jun 2005)
Tax Bill	$20,693 (2025)
Flood Zone	Zone A (high risk)
APN	`35-23-27-0000-00-014`

Property Details

APN / Parcel Number

Primary APN	`35-23-27-0000-00-014`
Alternative APNs	`272335000000014` `157058` `158327` `160745`

Exterior

Lot Area	853,776 sqft (19.6 acres)

Location & Zoning

Street Address	13416 REAMS RD
City	WINDERMERE
State	FL
Zip	34786-9432
Property Category	Residential
Property Type	Vacant Land > Residential
Local Zoning Code	A-1
Legal Description	COMM AT A POINT REFERRED TO AS THE SW COR OF SEC 35-23-27, T H RUN N87-49-09E 832.48 FT TO POB; TH RUN N35-55-50E 1198.45 FT TO A PT ON THE SOUTH R/W LINE OF REAMS RD PER PB 3/85, T
Legal Range	27E
Legal Township	23S
Legal Section	35
Legal Subdivision	ACREAGE & UNREC
Legal Tract	0000
Legal Lot Number	14
Jurisdiction	ORANGE FL
Township / Civil Division	SOUTHWEST ORANGE
Census Block Group	1
Census Block	1016
Census Tract	17111

Owner

Source: Orange County records · APN 35-23-27-0000-00-014

Assessment roll updated April 30, 2026 · Last verified May 2026

Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.

Owner of Record	2 Company Names on File
Mailing Address	PO BOX 1393, ORLANDO, FL 32802-1393
Owner Type	Company

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names	2 Verified Names on Deed
Last Sale	Jun 21, 2005 · Amount on Record
Deed Sale	Jun 21, 2005 · Amount on Record
Deed Document Number	2005413251
Deed Book / Page	8031 / 1597
Record Updated	Jun 08, 2026

Tax Assessment & Valuation

Source: Orange County records · Assessment roll updated April 30, 2026 · Last verified May 2026

Property Jurisdictions

Type	Name
State	Florida
County	Orange County
Unified School District	Orange County School District (PK - 12)

Tax Bill & Assessment History

Assessed value and assessed market value are set for property tax purposes and are not market price estimates.

Year	Tax Bill	Assessed Value	Assessed Market Value
2026		$1,282,400 (-) Land $1,282,400	$1,282,400 (-) Land $1,282,400
2025	$20,693.00 (+44.79%)	$1,282,400 (+127.63%) Land $1,282,400	$1,282,400 (+127.63%) Land $1,282,400
2024	$14,292.00 (+63.58%)
2023	$8,737.00 (-0.26%)	$563,370 (-) Land $563,370	$563,370 (-) Land $563,370
2022	$8,760.00	$563,370 Land $563,370	$563,370 Land $563,370

Flood & Wildfire

Source: FEMA National Flood Hazard Layer as of September 24, 2026 · FEMA NFIP claims and policies as of September 2026 · USDA Forest Service Wildfire Risk to Communities as of 2024 · Last verified October 2026

Flood

FEMA Flood Zone	Zone A high risk
100-Year Floodplain	Yes 1% annual chance
Floodway	No
Base Flood Elevation	Not determined for this zone
Flood Insurance Requirement	Required federally backed loans
Flood Insurance Cost	Premium on Record median of 269 policies
Community Rating System	Class 5 (25% premium discount)
Nearby Flood Policies	269 in force
Nearby Flood Claims	4 (2014–2024)
Claims Outside the SFHA	1 of 4
Most Recent Claim	Oct 2024 · Hurricane Milton
Claims by Event	Hurricane Milton, Oct 2024 · 2 claims

Wildfire

Wildfire Risk	High above 74% of the US · above 60% of Florida
Wildfire Likelihood	0.3% annual chance
Exposure	Direct burnable vegetation at the parcel

Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.

Internet Providers

Source: FCC Broadband Data Collection as of December 31, 2025 · Last verified October 2026

Provider	Max Down / Up (Mbps)
Spectrum Cable	1,000 / 50
Verizon Fixed Wireless	300 / 20
Starlink Satellite	280 / 30
T-Mobile USA Fixed Wireless	100 / 20

Based on FCC filings for 194 locations within half a mile of this property.

Drinking Water

Source: EPA Safe Drinking Water Information System as of 2026 Q3 · EPA water system boundaries as of March 2026 · Last verified October 2026

Water System	OCUD/SOUTHERN WATER SYS (5 WPS) serves 80,738 people
Water Source	Groundwater
Last State Inspection	May 2024
Lead	2 ppb (2025) action level 15 ppb

Violations Reported to EPA

Water Quality	None last 10 years
Treatment and Procedure	None last 10 years
Monitoring and Reporting	None last 3 years

Results are for the whole water system as reported to EPA, not water tested at this address; lead at the tap also depends on the building's own pipes. The full violation and enforcement history is in the system's EPA record.