Northlake at Ovation is a 2020s neighborhood in south Winter Garden, in the 34787 zip code. Homes are wood frame and block. Most homes fall between about 1,600 and 3,500 square feet under air, the median lot is about an eighth of an acre, and a two car garage is standard.
Homes here carry an HOA, billed monthly, typically around $84. Confirm the figure on a specific parcel before relying on it.
What Northlake at Ovation is, and who it suits
Northlake at Ovation is a new community in Ovation, the youngest of the Horizon West villages, with homes set among lakes and conservation land. Two builders were still selling here in October 2026: Ashton Woods, with townhomes and two sizes of single-family homesite, and RockWell Homes, which advertises its final single-family homes. Most sales in the last year were new homes, with a handful of resales from the first phases.
Ashton Woods sells three series, and the series sets the price. Its townhomes are two-story with rear two-car garages and private courtyards, and the builder describes some of those garages as detached, so check whether a given plan has direct interior access. Its Traditional series sits on 50-foot homesites with front-entry garages and front porches, and its Estate series on oversized 60-foot lakefront homesites. Compare a home with others in the same series before comparing it with the neighborhood median.
Ashton Woods lists a community pool, a clubhouse, a playground and a dog park. The HOA figure above is low for a neighborhood with a pool and clubhouse, so before comparing the monthly cost with an older neighborhood, check the property tax bill for any separate CDD assessment.
Townhomes were about a third of the sales in the last year, and single-story homes about one in ten. With two builders still finishing homes, a resale here competes with new inventory, so a buyer should compare it with the builders' current quick move-in homes and incentives as well as with other resales.
A strong fit for buyers who want a new home with a pool and clubhouse in a lake and conservation setting; townhome buyers who want two stories and a private courtyard; and buyers who want a new single-family home on a larger or lakefront homesite.
A weaker fit for buyers who need a single-story home, which are few here; and buyers who want an established neighborhood with mature trees, who can compare Independence or Summerlake in Bridgewater.
What the homes are
Built Essentially all built in the 2020s.
Construction Wood frame and block. Shingle roofs are near universal.
Size Most homes fall between about 1,600 and 3,500 square feet under air.
Bedrooms Three bedrooms is the most common plan, then four, then five.
Garage A two car garage is standard.
Lot The median lot is about an eighth of an acre.
HOA Billed monthly, typically around $84. Confirm on a specific parcel before relying on it.
Where Northlake at Ovation is
Northlake at Ovation, centered at 28.389706, -81.651648. Drag to explore.Street level, inside the neighborhood. Drag to look around.
Drive times below are measured on the road network from the center of Northlake at Ovation, not straight-line distance, in free-flowing traffic. Treat them as the floor rather than the school-run average.
Driving to
Time
Miles
Downtown Orlando
37 min
27.6
Walt Disney World
19 min
9.4
Orlando International Airport
42 min
36.0
Universal Orlando
37 min
26.6
Public schools nearby
Water Spring Elementary School 10 min, 3.1 mi
Atwater Bay Elementary 10 min, 3.9 mi
Sawgrass Bay Elementary School 22 min, 11.2 mi
Horizon High School 11 min, 4.2 mi
Private schools nearby
Pinecrest Academy Four Corners 16 min, 7.3 mi
Lake Pointe Academy K-8 17 min, 7.2 mi
Parks and recreation
Winding Bay Preserve 6 min, 2.1 mi
Watermark Park 11 min, 4.9 mi
Lakeshore Private Park 10 min, 4.2 mi
Groceries and errands
Publix Super Market at Waterleigh Village 7 min, 2.8 mi
Alfresco Market 11 min, 4.7 mi
Publix Super Market at Golden Eagle Village 19 min, 8.7 mi
Nearest is not the same as zoned. The schools above are the closest ones to Northlake at Ovation by distance. School attendance zones are set by the district, change from year to year, and can differ street to street inside one neighborhood. Confirm the assignment for a specific address with Orange County Public Schools before it matters to a decision.
Places and drive times from Google, checked 1 September 2026. Businesses open and close; if something here has changed, tell me and I will correct it.
This page tracks what homes in Northlake at Ovation actually sold for over the last twelve months, how long they took, and what moved the price. It is built from 35 verified closed sales in the Stellar MLS feed, not from public estimates. Every figure is a net-of-concessions number, which is explained at the bottom. Updated October 2026.
What homes sold for in Northlake at Ovation
$629,918Median sale price
$273Median per square foot
34 daysMedian days to contract
35Homes sold in 12 months
Sale prices ran from $404,975 to $1,200,000, which is a wide spread and the reason a single neighborhood median is a starting point rather than an answer.
By size
Home size
Sales
Median price
Median $/sq ft
Median days
Under 2,000 sq ft
15
$451,808
$273
19 days
2,000 to 3,000 sq ft
7
$630,000
$293
37 days
3,000 sq ft and up
13
$908,274
$251
80 days
A price per foot taken from the whole neighborhood should never be applied straight to one house.
Homes priced right sold far faster
Median days to go under contract. Shorter is better.
Never reduced 22 sales, closed at 100% of asking16 days
Reduced at least once 13 sales, closed at 98.9% of the reduced price76 days
Sellers who priced correctly and held their number went under contract in a median 16 days. Sellers who had to reduce took 76 days and still closed at 98.9% of their already reduced price, after a typical cut of $20,000. Opening high costs time and money, in that order.
Seller concessions
69%Of sales included a seller credit
$20,000Typical credit when there was one
24 of 35Sales carrying a credit
A seller credit covers part of the buyer's closing costs and comes off the seller's proceeds, so the headline sale price overstates what the seller kept. Budget for it if you are selling, and ask for it if you are buying.
How buyers paid
Conventional 29 sales81%
Cash 5 sales14%
FHA 1 sale3%
Cash was 14% of purchases. A high cash share means a seller has buyers who do not depend on an appraisal, and a buyer using a loan is competing against offers that can close faster.
Questions about a specific home in Northlake at Ovation, or want to know what yours would sell for? Call or text Brenden Rendo at 407-616-9019 or send a message.
About this data. Source is the Stellar MLS feed for Northlake at Ovation in Horizon West, Orange County, covering closed sales from 8 October 2025 through 3 October 2026, refreshed monthly and current as of October 2026. Prices are net of seller concessions, so they reflect what the seller actually received rather than the headline number. 14 records were excluded as off-market transfers rather than open market sales. Data believed accurate but not guaranteed; listings and closings change daily.
