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13651 Reams Rd, Windermere, FL 34786 Property Records

Orange County property record for 13651 Reams Rd, Windermere, FL 34786

Property Summary

Property TypeSingle Family Home
Details3 bd · 3 ba · 2,096 sqft · built 2004
Lot Size5.05 acres (219,978 sqft)
OwnerCompany Name on Record
Last Sale$1,170,000 (Feb 2021)
Tax Bill$10,972 (2025)
Deeds & MortgagesFeb 2021 Sale
Feb 2021 Sale
+ 2 more
Flood ZoneZone X (minimal risk)
APN35-23-27-0000-00-003

Property Details

APN / Parcel Number

Primary APN35-23-27-0000-00-003
Alternative APNs
  • 272335000000003
  • 157049
  • 158318
  • 160737

Interior

Bedrooms3 Beds
Full Baths3 Baths
Stories1 Story
Building Area2,096 sqft Living Area
Gross Area3,040 sqft
1st Floor Area2,096 sqft
FlooringCeramic Tile
Interior WallsWallboard/Drywall

Exterior

Year BuiltBuilt 2004
Effective Year BuiltEffective 2004
Exterior MaterialConcrete Block
Roof TypeGable/Hip
Roof MaterialMetal
Lot Area219,978 sqft (5.05 acres)
Garage TypeAttached
Garage Area484 sqft
Patio Area460 sqft

Utilities, Heating & Cooling

Cooling SystemCentral
Heating SystemForced Air with A/C
Heating FuelElectric

Location & Zoning

Street Address13651 REAMS RD
CityWINDERMERE
StateFL
Zip34786-6701
Property CategoryResidential
Property TypeResidential > Single Family > Home
Local Zoning CodeP-D
Legal DescriptionFROM SE COR OF SEC RUN W 2436.76 FT N 54 DEG W 1840.24 FT FO R A POB TH N 54 DEG W 220 FT N 35 DEG E 1000 FT S 54 DEG E 2 20 FT S 35 DEG W 1000 FT TO POB IN SEC 35-23-27 & (LESS PT T
Legal Range27E
Legal Township23S
Legal Section35
Legal SubdivisionACREAGE & UNREC
Legal Tract0000
Legal Lot Number3
JurisdictionORANGE FL
Township / Civil DivisionSOUTHWEST ORANGE
Census Block Group2
Census Block2018
Census Tract17112

Owner

Source: Orange County records, as of April 30, 2026

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

Owner of RecordCompany Name on Record
Mailing Address5728 MAJOR BLVD, 603, ORLANDO, FL 32819-7963
Owner TypeCompany

Deeds, Mortgages & Sale History

DateDocument
Feb 11, 2021Warranty Deed, Transfer
ATTORNEY
Feb 11, 2021Warranty Deed, Transfer
ATTORNEY ONLY, ATTORNEY
Sep 14, 2018Warranty Deed, Transfer
ATTORNEY ONLY
Jan 12, 2018Quit Claim Deed, Transfer
ATTORNEY ONLY

Assessor's Deed Record

Deed NamesName on Deed
Last SaleFeb 11, 2021 · Amount on Record
Deed SaleFeb 11, 2021 · Amount on Record
Prior SaleJan 12, 2015 · Amount on Record
Deed Document Number202183136
Prior Transfer DateFeb 5, 2021
Prior Transfer Doc0000083136
Record UpdatedJun 8, 2026

February 2021: Warranty Deed, Transfer

Document TypeWarranty Deed
JurisdictionORANGE FL
Recording DateFeb 11, 2021
Property Address13651 REAMS RD, WINDERMERE, FL 34786-6701
Document Number20210083136
Instrument DateFeb 5, 2021
Instrument20210083136
Transaction TypeTransfer
Record UpdatedFeb 26, 2021
Title CompanyATTORNEY

Transaction

AmountAmount Recorded
Tax$8,190.00
Amount AccuracyRounded by County
Additional
  • Arm's Length

Transferred From (Grantor/Seller)

NameVerified Name
Address12752 S LAKE SAWYER LN, 12752, WINDERMERE, FL 34786-6515

Transferred To (Grantee/Buyer)

NameVerified Name
Address9100 CONROY WINDERMERE RD, WINDERMERE, FL 34786-8431

February 2021: Warranty Deed, Transfer

Document TypeWarranty Deed
JurisdictionORANGE FL
Recording DateFeb 11, 2021
Property Address13651 REAMS RD, WINDERMERE, FL 34786-6701
Document Number0000083136
Instrument DateFeb 5, 2021
Instrument20210083136
Transaction TypeTransfer
Record UpdatedJan 3, 2022
Title CompanyATTORNEY ONLY, ATTORNEY

Transaction

AmountAmount Recorded
Tax$8,190.00
Amount AccuracyRounded by County
Additional
  • Arm's Length

Transferred From (Grantor/Seller)

NameVerified Name
Address12752 S LAKE SAWYER LN, 12752, WINDERMERE, FL 34786-6515

Transferred To (Grantee/Buyer)

NameVerified Name
Address9100 CONROY WINDERMERE RD, WINDERMERE, FL 34786-8431

September 2018: Warranty Deed, Transfer

Document TypeWarranty Deed
JurisdictionORANGE FL
Recording DateSep 14, 2018
Property Address13651 REAMS RD, WINDERMERE, FL 34786-6701
Document Number0000546239
Instrument DateJul 20, 2018
Instrument546239
Transaction TypeTransfer
Record UpdatedApr 7, 2020
Title CompanyATTORNEY ONLY

Transaction

Tax$0.00
Additional
  • Arm's Length

Transferred From (Grantor/Seller)

NameVerified Name

Transferred To (Grantee/Buyer)

NameVerified Name
RelationshipCompany
InvestorPossibly a Property Investor

January 2018: Quit Claim Deed, Transfer

Document TypeQuit Claim Deed
JurisdictionORANGE FL
Recording DateJan 12, 2018
Property Address13651 REAMS RD, WINDERMERE, FL 34786-6701
Document Number0000028016
Instrument DateDec 21, 2017
Instrument28016
Transaction TypeTransfer
Record UpdatedJan 30, 2018
Title CompanyATTORNEY ONLY

Transaction

Tax$0.00
Additional
  • Quitclaim
  • Intrafamily Transfer

Transferred From (Grantor/Seller)

NameVerified Name

Transferred To (Grantee/Buyer)

NameVerified Name
RelationshipCompany
AddressPO BOX 200 MCKINNEY TX 750708133, MCKINNEY, TX 75070-8133

Tax Assessment & Valuation

Source: Orange County assessment roll, as of April 30, 2026

Property Jurisdictions

TypeName
StateFlorida
CountyOrange County
Unified School DistrictOrange County School District (PK - 12)

Tax Bill & Assessment History

YearTax BillAssessed ValueAssessed Market Value
2026$614,638 (+1%)$800,100 (-) Land $800,100
2025$10,972.00 (+25.25%)$558,762 (+21%)$800,100 (+73.26%) Land $800,100
2024$8,760.00 (+17.57%)
2023$7,451.00 (+8.24%)$461,786 (+8.39%) Land $237,390 Building $224,396$461,786 (+8.39%) Land $237,390 Building $224,396
2022$6,884.00$426,031 Land $237,390 Building $188,641$426,031 Land $237,390 Building $188,641

Assessed value is set for property tax purposes, not a market price estimate; it is a fraction of this property's market value.

Flood

Source: FEMA National Flood Hazard Layer, effective September 24, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood ZoneZone X
minimal risk
Nearest Special Flood Hazard AreaZone AE, within 500 ft
Flood Insurance RequirementNot required
lenders may require it
Flood Insurance CostPremium on Record
median of 84 policies
Community Rating SystemClass 5 (25% premium discount)
Nearby Flood Policies84 in force

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.

Wildfire

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire RiskModerate
above 69% of the US · above 49% of Florida
Wildfire Likelihood0.3% annual chance
ExposureDirect
burnable vegetation

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water SystemOCUD/SOUTHERN WATER SYS (5 WPS)
serves 80,738 people · EPA ID FL3484119
Water SourceGroundwater
Last State InspectionMay 2024
Lead2 ppb (2025)
action level 15 ppb

Violations Reported to EPA

Water QualityNone
last 10 years
Treatment and ProcedureNone
last 10 years
Monitoring and ReportingNone
last 3 years

Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.

Internet Providers

Source: FCC Broadband Data Collection, based on 194 locations within half a mile, as of December 31, 2025

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

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