Vizcaya Homes for Sale

Q: What is the HOA fee for Vizcaya?

Please contact Florida Neighborhood Realty for the current HOA fee, payment schedule, and HOA management company contact information. Vizcaya has a layered HOA structure — the master HOA covers the gated entry and community-wide amenities, while each sub-community has its own sub-HOA with additional fees. There is no CDD fee at Vizcaya.

Q: Is there a CDD fee at Vizcaya?

No — Vizcaya does not have a Community Development District (CDD) fee. For a 24-hour guard-gated community of this caliber with multi-lake access and resort-quality amenities, the absence of a CDD fee is a meaningful financial advantage.

Q: What schools serve Vizcaya?

Vizcaya is zoned for Orange County Public Schools: Bay Meadows Elementary School, Southwest Middle School, and Dr. Phillips High School. Always verify current zoning with Orange County Public Schools prior to purchase.

Q: What are the sub-communities within Vizcaya?

Vizcaya is made up of three sub-communities: Vizcaya Master (the primary single-family and estate home zone), Mirabella at Vizcaya (mid-tier residences with pool, fitness center, and dog parks), and Bella Notte at Vizcaya (villa homes and townhomes by Pulte Homes with exterior and lawn maintenance included). Each sub-community has its own HOA in addition to the master HOA.

Q: Is Vizcaya truly a 24-hour guard-gated community?

Yes — Vizcaya's main entrance on The Esplanade is staffed by a guard 24 hours a day, 7 days a week. There is also a secondary residents-only electric gate, making this one of the most secure residential communities in the Dr. Phillips area.

Q: Can residents boat or jet ski on the lakes within Vizcaya?

Yes — Big Sand Lake, Little Sand Lake, and Lake Serene border the Vizcaya community, and boating, jet skiing, paddleboarding, and fishing are enjoyed by residents. The community's waterfront dock on Big Sand Lake provides direct water access. Approximately 70% of Vizcaya's properties enjoy lake-front or lake-view settings.

Q: How close is Vizcaya to Restaurant Row and grocery stores?

Restaurant Row on Sand Lake Road runs directly to the north of Vizcaya — approximately 2–4 minutes from the front gates. Whole Foods Market, Trader Joe's, and Plaza Venezia with Publix are all within approximately 1 mile north, making Vizcaya one of the most conveniently provisioned luxury gated communities in Southwest Orlando.

Q: What home types are available in Vizcaya?

Vizcaya offers condominiums, townhomes, villa-style homes (Bella Notte), single-family homes, and large estate homes. Sizes range from approximately 1,608 to 7,475 square feet, and prices have historically ranged from approximately $350,000 for condos to over $2,000,000 for estate properties.

About Vizcaya Neighborhood

Vizcaya is a landmark gated community in Dr. Phillips, established in the early 2000s on an 85-acre peninsula dramatically set between three interconnected lakes — Big Sand Lake, Little Sand Lake, and Lake Serene. Developed by Reiche & Silliman Inc. between approximately 2000 and 2008, the community's Mediterranean architectural character is carried through every building and streetscape, from terracotta rooftops and stucco facades to lush fountain courtyards and lakeside promenades along The Esplanade.

The community encompasses approximately 419 properties across three sub-communities: Vizcaya Master (the primary single-family and estate home zone), Mirabella at Vizcaya (mid-tier residences), and Bella Notte at Vizcaya (villa-style homes and townhomes built by Pulte Homes, with exterior and lawn maintenance included in the sub-HOA). Roughly 70% of properties within Vizcaya enjoy direct lakefront or lake-view settings — an extraordinary figure that reflects the community's deliberate design around its three-lake peninsula geography.

Home sizes range from approximately 1,608 square feet for condominiums up to 7,475 square feet for the grandest estate homes, spanning a broad market from luxury condos with panoramic Sand Lake views to multi-story waterfront estates with private docks on Big Sand Lake. Residents on the south end of the community can see Walt Disney World's nightly fireworks display from their homes — an experience that captures the magical quality of life Vizcaya offers.

The community's strategic location along West Sand Lake Road and S. Apopka Vineland Road places it immediately adjacent to Plaza Venezia (home to a Publix and Whole Foods Market), with Trader Joe's and the full Restaurant Row corridor of Sand Lake Road just minutes north. Interstate 4 forms the community's eastern border, keeping commute times to Downtown Orlando, the theme park corridor, and the greater metro area well within range.

📊 Quick Facts

Property Style(s):Single-Family Homes, Estate Homes, Townhomes, Condominiums — Mediterranean style

Home Sizes:Approx. 1,608–7,475 sq ft

Bedrooms:2–6+ Bedrooms (varies by product type)

Year Built:2000–2008

Builder:Reiche & Silliman Inc. (Vizcaya Master & Mirabella); Pulte Homes (Bella Notte)

Total Properties:Approx. 419

Lake Frontage:~70% lake-front or lake-view

Lakes:Big Sand Lake, Little Sand Lake, Lake Serene

HOA Fee:Contact us for current fee

CDD Fee:No

Gated:Yes — 24-Hour Guard-Gated (main entrance); secondary residents-only electric gate

Zip Code:32836

Sub-Communities:Vizcaya Master, Mirabella at Vizcaya, Bella Notte at Vizcaya

🏠 Sub-Communities Within Vizcaya

Vizcaya Master — The primary community zone featuring single-family homes and estate residences, governed by the Vizcaya Master HOA. The main community pool, tennis court, children's park, and lakefront gazebo are part of this zone.

Mirabella at Vizcaya — A sub-community within Vizcaya featuring mid-tier residences with their own HOA and resort-style amenities including a swimming pool, modern fitness center, children's swings, and two dog parks (one for small dogs, one for larger dogs).

Bella Notte at Vizcaya — Vizcaya's luxury entry-level sub-community, featuring villa homes and townhomes built by Pulte Homes. Exterior maintenance and lawn care of townhomes are included in the Bella Notte HOA, providing a true lock-and-leave lifestyle. Features a community pool, fitness center, children's area, and two dog parks.

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Vizcaya Location & Connections

Vizcaya occupies a rare peninsula site in southern Dr. Phillips, with the community's primary entrance along The Esplanade off West Sand Lake Road, and secondary access from S. Apopka Vineland Road. The community is bordered to the east by Interstate 4, which connects residents efficiently to Downtown Orlando, the theme park corridor, and the greater metro. Sand Lake Road — the legendary Restaurant Row corridor — runs directly to the north of Vizcaya, placing 150+ restaurants, Whole Foods Market, Trader Joe's, and Plaza Venezia shopping within minutes of the community gates.

The satellite view makes immediately clear what makes Vizcaya so compelling: the community's homes wrap around three interconnected lakes — Big Sand Lake, Little Sand Lake, and Lake Serene — creating a genuine waterfront village in the heart of Southwest Orlando. The Butler Chain of Lakes is accessible to the west for those with boating interests beyond the community's own water frontage.

🏘️ Adjacent Neighborhoods & Areas

Big Sand Lake (lake — extensive peninsula lakefront on the community's western and southern edges)
Little Sand Lake (lake — eastern lakefront within the community)
Sand Lake Sound (to the north, along Sand Lake Road)
Phillips Landing (to the northwest)
Sand Lake Road / Restaurant Row corridor (directly to the north — Whole Foods Market, Trader Joe's, Plaza Venezia with Publix)

🚗 Detailed Commute Times

Downtown Orlando: Approx. 20–25 minutes (11 miles)
UCF Campus: Approx. 35–45 minutes (24 miles)
Walt Disney World: Approx. 10–15 minutes (5 miles)
Universal Orlando: Approx. 15–20 minutes (8 miles)
SeaWorld Orlando: Approx. 10–15 minutes (5 miles)
Sand Lake Road / Restaurant Row: Approx. 2–4 minutes (directly to the north)
Sand Lake Road Grocery (Whole Foods / Trader Joe's / Publix): Approx. 3–5 minutes (<1 mile)
Cocoa Beach: Approx. 60–70 minutes (64 miles)

✈️ Airport Access

Orlando International Airport (MCO): Approx. 20–25 minutes (14 miles)
Orlando Sanford International Airport (SFB): Approx. 50–60 minutes (38 miles)

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Vizcaya Amenities & Lifestyle

Vizcaya's lifestyle is defined by the intersection of resort-quality amenities, 24-hour security, and extraordinary water access. Boating, jet skiing, fishing, and paddleboarding on the community's three private lakes are everyday activities for residents, while the lakefront clubhouse, multiple pools, tennis courts, and fitness centers provide year-round recreation without leaving the gates.

The community sits at the epicenter of Dr. Phillips' finest amenities — Restaurant Row's world-class dining corridor is steps from the community entrance, and Walt Disney World's fireworks are visible from the eastern portions of the community on clear evenings. Vizcaya consistently ranks among the most sought-after gated addresses in Southwest Orlando for its combination of security, amenities, lake access, and lifestyle.

🏊 Neighborhood Amenities

Amenities found within Vizcaya (across Vizcaya Master, Mirabella, and Bella Notte sub-communities):

24-hour guard-gated main entrance (The Esplanade); secondary residents-only electric gate
Multiple community swimming pools and cabanas
Lakefront clubhouse overlooking Big Sand Lake
Multiple fitness centers
Tennis courts
Waterfront dock on Big Sand Lake
Lakefront gazebo with Sand Lake Chain views
Children's parks and playground areas
Two dog parks (small dogs and large dogs, in Mirabella/Bella Notte zones)
Community garden with fruit trees
Lakefront walking paths and picnic areas
Sidewalks throughout the community
Lush fountain courtyards and Mediterranean landscaping

🛍️ Shopping & Services

Vizcaya residents enjoy extraordinary grocery and retail convenience — Whole Foods Market, Trader Joe's, and Plaza Venezia with Publix are all within 1 mile north along Sand Lake Road, making this one of the best-provisioned luxury communities in Southwest Orlando for everyday essentials. The Mall at Millenia with its luxury retailers is approximately 10 minutes northeast, and Vineland Pointe offers additional big-box retail to the southwest.

For comprehensive shopping information: View our Dr. Phillips Shopping Guide →

🍽️ Restaurants

Restaurant Row on Sand Lake Road is directly north of Vizcaya's entrance — over 150 restaurants offering everything from award-winning fine dining, world-class sushi and international cuisine to craft wine bars and casual family restaurants. For a gated lakefront community, having one of Florida's most celebrated dining corridors essentially at the front gates is a remarkable lifestyle advantage.

For comprehensive restaurant information: View our Dr. Phillips Restaurants Guide →

🎭 Arts & Culture

The cultural life of the Dr. Phillips area is centered on the community's performing arts legacy — Dr. Phillips High School's acclaimed performing arts program produced Wayne Brady, Joey Fatone, and DJ Khaled. The nearby Dr. Phillips Center for the Performing Arts in downtown Orlando hosts world-class performances year-round, and Restaurant Row's live music venues provide nightly entertainment close to home.

For comprehensive arts & culture information: View our Dr. Phillips Arts & Culture Guide →

🏃 Health & Wellness

Within Vizcaya itself, residents have access to multiple fitness centers and the community's extensive lakeside walking paths. Orlando Health Dr. P. Phillips Hospital is within a short drive, and the area is home to boutique fitness studios including Orangetheory, F45, and D1 Training. The Rosen Aquatic & Fitness Center offers Olympic-quality swimming and fitness programs nearby.

For comprehensive health & wellness information: View our Dr. Phillips Health & Wellness Guide →

🌳 Parks & Recreation

Vizcaya residents have the unique advantage of on-site lakeside recreation — boating, jet skiing, paddleboarding, and fishing on Big Sand Lake, Little Sand Lake, and Lake Serene are part of daily life. Beyond the community gates, Dr. P. Phillips Community Park at Big Sand Lake offers ball fields, a splash zone, and dog park approximately 2 miles away. The Bill Frederick Park at Turkey Lake provides outdoor recreation including fishing and camping to the north.

For comprehensive parks & recreation information: View our Dr. Phillips Parks & Recreation Guide →

⚽ Sports & Athletics

Golf is a short drive from Vizcaya, with Arnold Palmer's Bay Hill Club, Orange Tree Country Club, and MetroWest Golf Club all accessible within 15–20 minutes. The Rosen Aquatic & Fitness Center provides Olympic-caliber aquatic programming, and the community's own on-site tennis courts and lakefront water sports keep active residents busy year-round. The Arnold Palmer Invitational at Bay Hill takes place minutes from Vizcaya each spring.

For comprehensive sports & athletics information: View our Dr. Phillips Sports & Athletics Guide →

🎉 Fun Things to Do

Vizcaya residents are minutes from Orlando's most iconic entertainment — Walt Disney World (10–15 min), Universal Orlando (15–20 min), and SeaWorld Orlando (10–15 min) are all within easy reach. On-community, lakeside pontoon outings, fishing on Big Sand Lake, and evening walks along the lakefront gazebo are everyday pleasures. Restaurant Row date nights, performing arts outings, and live music along Sand Lake Road fill out a lifestyle that's difficult to rival in Southwest Orlando.

For comprehensive events & activities information: View our Dr. Phillips Events & Things To Do Guide →

🎓 Schools

Vizcaya is served by:

Elementary: Bay Meadows Elementary School
Middle: Southwest Middle School
High: Dr. Phillips High School

Note: School assignments are subject to change. Always verify current zoning with Orange County Public Schools before purchasing.

For comprehensive school information: View our Dr. Phillips Schools Guide →

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How Vizcaya Compares

Vizcaya is frequently compared to other upscale gated communities in the Dr. Phillips area, and it consistently stands apart for one defining reason: no other community in Dr. Phillips combines 24-hour guard-gated security, multi-lake peninsula geography, resort-quality amenities, and a sub-$1M entry point with this level of consistency. For buyers seeking the full luxury gated experience without a CDD fee, Vizcaya is the benchmark.

Feature	Vizcaya	Phillips Landing	Sanctuary at Bay Hill
Guard Gate	24-Hour Guard-Gated	Gated	24-Hour Guard-Gated
Water Access	3 Lakes (Big Sand Lake, Little Sand Lake, Lake Serene)	Lake access	No direct lake
Home Size Range	1,608–7,475 sq ft	2,500–6,000+ sq ft	3,000–6,000+ sq ft
Property Types	Condos, Townhomes, SFH, Estates	Single-Family Homes	Single-Family Homes
CDD Fee	No	No	No
Year Built	2000–2008	Late 1990s–2000s	2000s
Restaurant Row Distance	<1 mile	~2 miles	~3 miles

💡 Value Proposition: Vizcaya is the only community in Dr. Phillips that combines 24-hour guard-gated security, three-lake peninsula living, resort-quality on-site amenities, and multiple product types — from condos under $350K to estate homes above $2M — within a single master community. With Restaurant Row at the front gates, no CDD fee, and approximately 70% of properties enjoying lake-front or lake-view settings, Vizcaya delivers a lifestyle that is both rare and remarkably accessible across a wide buyer spectrum.

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Vizcaya HOA & CDD Information

Vizcaya operates under a master HOA structure — the Vizcaya Master Homeowners Association oversees the main gate, The Esplanade, the primary community amenities, and common areas throughout the development. Each of the three sub-communities (Vizcaya Master, Mirabella at Vizcaya, and Bella Notte at Vizcaya) has its own sub-HOA with separate fees and management covering sub-community-specific amenities and, in the case of Bella Notte townhomes, exterior building and lawn maintenance.

There is no Community Development District (CDD) fee at Vizcaya — a significant advantage in a community of this caliber. Buyers should clarify with our team which HOA layers apply to a specific property of interest, as fees and covered services vary by sub-community and property type.

💰 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 for the specific sub-community you are interested in. We can also check for you to see if there are any current or upcoming special assessments.

📋 What HOA Fees Typically Cover

24-hour guard-gated entrance operation and staffing
Community pool and cabana maintenance
Lakefront clubhouse maintenance and operations
Tennis court maintenance
Waterfront dock and lakefront amenity maintenance
Common area landscaping, fountains, and irrigation
Street lighting and sidewalk maintenance
Dog parks and children's park maintenance
Community management fees and reserve funds
Bella Notte only: Exterior building maintenance and lawn care for townhomes

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Frequently Asked Questions

What is the HOA fee for Vizcaya?

Please contact us for the current HOA fee, payment schedule, and HOA management company contact information. Vizcaya has a layered HOA structure — the master HOA covers the gated entry and community-wide amenities, while each sub-community (Vizcaya Master, Mirabella, and Bella Notte) has its own sub-HOA with additional fees. There is no CDD fee at Vizcaya.

Is there a CDD fee at Vizcaya?

No — Vizcaya does not have a Community Development District (CDD) fee. For a 24-hour guard-gated community of this caliber with multi-lake access and resort-quality amenities, the absence of a CDD fee is a meaningful financial advantage. For more on what CDDs are and how they affect homeownership costs, see our What's a CDD guide.

What schools serve Vizcaya?

Vizcaya is zoned for Orange County Public Schools: Bay Meadows Elementary School, Southwest Middle School, and Dr. Phillips High School. Dr. Phillips High School is consistently one of Orange County's most respected public high schools, with a nationally recognized performing arts program. Always verify current zoning with Orange County Public Schools prior to purchase. Visit our Dr. Phillips Schools Guide for detailed information.

What are the sub-communities within Vizcaya?

Vizcaya is made up of three sub-communities: Vizcaya Master (the primary single-family and estate home zone), Mirabella at Vizcaya (mid-tier residences with their own pool, fitness center, and dog parks), and Bella Notte at Vizcaya (villa homes and townhomes by Pulte Homes with exterior and lawn maintenance included). Each sub-community has its own HOA in addition to the master HOA.

Is Vizcaya truly a 24-hour guard-gated community?

Yes — Vizcaya's main entrance on The Esplanade is staffed by a guard 24 hours a day, 7 days a week. There is also a secondary residents-only electric gate. This level of security is among the most robust of any residential community in the Dr. Phillips area, and it contributes substantially to Vizcaya's consistently low crime rate.

Can residents boat or jet ski on the lakes within Vizcaya?

Yes — Big Sand Lake, Little Sand Lake, and Lake Serene all border the Vizcaya community, and boating, jet skiing, paddleboarding, and fishing are enjoyed by residents. The community's waterfront dock on Big Sand Lake provides direct water access. Approximately 70% of Vizcaya's properties enjoy lake-front or lake-view settings, making water recreation a core part of daily life in the community.

How close is Vizcaya to Restaurant Row and grocery stores?

Restaurant Row on Sand Lake Road runs directly to the north of Vizcaya — approximately 2–4 minutes from the front gates. Whole Foods Market, Trader Joe's, and Plaza Venezia (Publix) are all within approximately 1 mile north, making Vizcaya one of the most conveniently grocery-provisioned luxury gated communities in Southwest Orlando.

What home types are available in Vizcaya?

Vizcaya offers one of the broadest ranges of home types of any gated community in Dr. Phillips: luxury condominiums (including high-rise condos with panoramic lake views), townhomes, villa-style homes (in Bella Notte), standard single-family homes, and large estate homes. Sizes range from approximately 1,608 to 7,475 square feet, and price points have historically ranged from approximately $350,000 for condos to over $2,000,000 for the most exceptional estate properties.