About Newbury Park Neighborhood
Newbury Park sits in the southwestern section of the Windermere market, on the west side of Winter Garden Vineland Road at Reams Road. The community was developed by Park Square Homes between 2006 and 2010 and contains roughly 200 homes split between approximately 108 single-family residences and 92 two-story townhomes. This mix is unusual for the southern Windermere corridor — most master-planned communities in the area lean either fully single-family (Summerport, Lake Burden) or fully attached, but Newbury Park integrates both products inside a single HOA with shared amenities.
Single-family homes in Newbury Park range from approximately 1,800 to 3,200 square feet with two-car garages and traditional Florida architecture, while the townhomes range from approximately 1,200 to 1,800 square feet across two stories. Floor plans include 2 to 5 bedrooms depending on product type. The community is not gated. Homes are arranged around a central amenity area with a community pool and clubhouse, plus a neighborhood park with a playground and picnic area. Streets are interior cul-de-sac and loop layouts, which keeps through-traffic out despite the neighborhood's proximity to a major arterial.
The address is technically Orlando (ZIP 32836) rather than Windermere proper (34786), which is a meaningful distinction for tax records and some search filters but does not change school zoning, market category, or neighborhood character. Buyers comparing Newbury Park to Windermere Trails directly across Reams Road will find similar home vintages and sizes at slightly different price points, with Newbury Park typically representing the more accessible entry into the Windermere area.
📊 Quick Facts
🏠 Home Features
Single-family homes typically include two-car garages, screened lanais, traditional or Florida-style elevations, tile roofs or shingle roofs depending on the elevation, and open kitchen-to-family-room floor plans typical of mid-2000s Park Square construction. A subset of single-family homes have private pools.
Townhomes are two-story attached units with one- or two-car garages accessed from rear lanes or driveways, ground-floor living spaces, and bedrooms upstairs. Exterior maintenance is HOA-handled for the townhome sections.
✨ What Makes Newbury Park Distinct
- Mixed product type inside one HOA: One of the few southern Windermere communities offering both single-family homes and townhomes, with shared pool and clubhouse.
- No CDD: Unlike most newer master-planned communities in the Horizon West corridor immediately to the south, Newbury Park has no Community Development District assessment.
- Mid-2000s construction with modern systems: Built 2006–2010, post-2002 building code, but not so new that early-build issues from the latest construction wave apply.
- Direct arterial access: Position at Reams Road and Winter Garden Vineland Road provides quick access to the 429 Expressway north and Disney/I-4 south.
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Newbury Park Location & Connections
Newbury Park is positioned at the intersection of Reams Road and Winter Garden Vineland Road in southwestern Windermere, putting it directly between the established Lake Burden community to the north and the Mabel Bridge / Grande Pines neighborhoods to the south. Windermere Trails sits across Reams Road to the east, and the Lakeside Village shopping center anchors the immediate retail corridor at the western edge of the neighborhood. The location balances a Windermere market identity with practical access to Horizon West employment, Disney-area destinations, and the 429 Expressway corridor north toward Winter Garden.
🏘️ Adjacent Neighborhoods & Areas
- North: Lake Burden — established 2007–2016 community with a 125-acre private lake, also off Winter Garden Vineland Road.
- South: Grande Pines — Ryland-built 2005–2010 community on Reams Road; the Grande Pines page itself confirms Newbury Park as its immediate northern neighbor.
- East (across Reams Rd): Windermere Trails — large family master-plan with parks, pools, and walking trails.
- Southwest: Mabel Bridge — family community near Lake Mabel; confirmed as a Grande Pines neighbor in the same southern Windermere cluster.
- Adjacent retail: Lakeside Village Shopping Center and Westside Shoppes anchor the immediate west-side retail corridor along CR 535 / Winter Garden Vineland Road.
🚗 Detailed Commute Times
- Walt Disney World: Approximately 12–15 minutes (~6–8 miles) via Winter Garden Vineland Road south to FL-535
- Disney Springs: Approximately 15 minutes (~8 miles)
- Universal Orlando: Approximately 22–25 minutes (~13 miles)
- SeaWorld Orlando: Approximately 18–22 minutes (~11 miles)
- Downtown Orlando: Approximately 25–30 minutes (~14 miles) via the 429 Expressway and I-4
- UCF Campus: Approximately 40 minutes (~25 miles)
- Lake Nona Medical City: Approximately 35 minutes (~22 miles)
- Cocoa Beach: Approximately 70–80 minutes (~63 miles) via FL-528
- Downtown Winter Garden: Approximately 12–15 minutes (~7 miles) via the 429 Expressway — see Downtown Winter Garden
✈️ Airport Access
- Orlando International Airport (MCO): Approximately 25–30 minutes (~17 miles) via FL-528
- Orlando Sanford International Airport (SFB): Approximately 50 minutes (~36 miles) via the 429 Expressway
- Orlando Executive Airport (ORL): Approximately 30 minutes (~17 miles) for general aviation
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Newbury Park Amenities & Lifestyle
Newbury Park is a suburban family-oriented community without the resort-scale amenity package of Summerport or the lake-access character of Lake Burden. The trade-off is HOA cost: residents get a usable pool, clubhouse, and park inside the neighborhood, with the broader Windermere and Horizon West retail, dining, school, and recreation infrastructure within a five-minute drive. For everyday shopping, dining, and services, Lakeside Village and Westside Shoppes are immediately west, and Cornerstone at Summerport is the next major node south.
🏊 Neighborhood Amenities
Amenities found within Newbury Park:
- Community swimming pool
- Clubhouse
- Neighborhood park with picnic area
- Playground
- Sidewalks throughout the community
- HOA-maintained common areas and townhome exteriors (for the townhome sections)
🛍️ Shopping & Services
Lakeside Village Shopping Center and Westside Shoppes anchor the immediate retail corridor along Winter Garden Vineland Road / CR 535, with grocery, banking, and everyday services within one mile. Cornerstone at Summerport sits a short drive south, and Winter Garden Village — a 1.1 million-square-foot open-air center — is roughly 10–12 minutes north via the 429 Expressway.
For comprehensive shopping information: View our Windermere Shopping Guide →
🍽️ Restaurants
Casual and family dining options sit within a few minutes' drive at Lakeside Village, Westside Shoppes, and Cornerstone at Summerport. For destination dining, Downtown Winter Garden with The Crooked Can Brewery and Plant Street Market is roughly 12–15 minutes north, and downtown Windermere's Main Street is a short drive northeast.
For comprehensive restaurant information: View our Windermere Restaurants Guide →
🎭 Arts & Culture
Windermere's Main Street hosts the annual Fine Art Show, Farmers Market, and seasonal events at Town Square. The Dr. Phillips Center for the Performing Arts in Downtown Orlando is the closest major performing-arts venue, roughly 25–30 minutes east.
For comprehensive arts & culture information: View our Windermere Arts & Culture Guide →
🏃 Health & Wellness
Orlando Health Medical Pavilion Summerport on CR 535 is the closest multispecialty outpatient hub, with imaging, labs, and primary care. Orlando Health Horizon West Hospital is the closest full-service hospital with ER, surgery, and inpatient services.
For comprehensive health & wellness information: View our Windermere Health & Wellness Guide →
🌳 Parks & Recreation
Beyond the neighborhood's pool and park, residents have access to The West Orange Trail, a 22-mile paved multi-use trail. The Butler Chain of Lakes public boat ramp at R.D. Keene Park is roughly 5–7 minutes north on Chase Road. Tibet-Butler Preserve offers nature trails just north of the neighborhood.
For comprehensive parks & recreation information: View our Windermere Parks & Recreation Guide →
⚽ Sports & Athletics
The southern Windermere area offers golf at multiple semi-private clubs within a short drive, watersports access via The Butler Chain of Lakes public boat ramp, and standard tennis and pickleball facilities at nearby parks and master-plan communities.
For comprehensive sports & athletics information: View our Windermere Sports & Athletics Guide →
🎉 Fun Things to Do
Disney is 12–15 minutes south, putting Magic Kingdom fireworks views and theme-park access inside a practical residential commute radius. The Windermere Farmers Market, Food Truck Night, and Light Up Windermere seasonal events at Town Square round out the local calendar.
For comprehensive events & activities information: View our Windermere Events & Things To Do Guide →
🎓 Schools
Newbury Park is currently zoned for the following Orange County Public Schools (OCPS):
- Elementary: Sunset Park Elementary
- Middle: Bridgewater Middle School
- High: Windermere High School
Note: Newbury Park sits on a school-zone boundary — Lake Burden directly to the north zones to Castleview Elementary, while Windermere Trails to the east zones to Sunset Park Elementary. School assignments change with OCPS rezoning. Always verify current zoning with OCPS at 407-317-3200 before purchasing.
For comprehensive school information: View our Windermere Schools Guide →
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How Newbury Park Compares
Newbury Park's value proposition is the combination of Windermere market identity, mid-2000s construction, and no CDD fee at a more accessible price than the new-construction Horizon West communities immediately to the south. Compared to the master-plan options nearby, the trade-off is amenity scale: Newbury Park's pool and clubhouse are smaller than Summerport's or Windermere Trails' resort-style packages.
| Feature | Newbury Park | Windermere Trails | Lake Burden |
|---|---|---|---|
| Year Built | 2006–2010 | 2013–present | 2007–2016 |
| Product Type | Single-family + townhomes | Single-family + townhomes | Single-family + townhomes |
| Total Homes | ~200 | ~600+ | ~352 |
| CDD Fee | No | No | No |
| Gated | No | No | No |
| Lake Access | No | No (community ponds) | Yes (private 125-acre lake) |
| Amenity Scale | Pool, clubhouse, park | Pool, parks, walking trails (resort-style) | Pool, fitness, tennis, walking trails |
💡 Value Proposition: Newbury Park is the most established mixed-product community in this immediate corridor. Buyers get a smaller, more settled neighborhood with mature landscaping and predictable resale character — at a tier below the larger master-plan amenity packages but with the same Windermere market identity and the same no-CDD advantage.
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Newbury Park HOA & CDD Information
Newbury Park is governed by a single homeowners' association covering both the single-family and townhome sections, with the townhome sections carrying additional fees that include exterior maintenance. There is no Community Development District (CDD) assessment, which is a meaningful cost difference compared to Horizon West communities immediately to the south where CDD fees often add $1,500–$3,000+ annually to total carrying cost.
Architectural standards apply across the community, and amenities are maintained through HOA dues. Townhome owners should expect higher dues than single-family owners because of the additional exterior maintenance, roof reserves, and insurance components.
💰 HOA Fees & Management Contact
HOA fees and management company information often change. Please contact us and we will be happy to provide you with the current HOA fee, payment schedule, and direct contact information for the HOA management company. We can also check for you to see if there are any current or upcoming special assessments. Note that fees differ between the single-family and townhome sections.
📋 What HOA Fees Cover
- Community pool and clubhouse maintenance
- Neighborhood park, playground, and picnic-area upkeep
- Common area landscaping and irrigation
- Street lighting and signage
- Architectural review and covenant enforcement
- HOA management and administrative costs
- Reserve funds for major repairs and replacements
- Townhome sections only: exterior building maintenance, roof reserves, and townhome-area insurance
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David Myers
