Heathrow
Built 1985–2017. Unincorporated CDP. Roughly 2,200 homes across about 30 sub-developments, each with its own or a shared HOA. Founded 1985, so the gated core is now 25–40 years old.
Service areas
AC service areas in Lake Mary, Heathrow and ZIP 32746
We serve Lake Mary and ZIP 32746, which includes both the incorporated city and the unincorporated pockets around it — Heathrow, Heathrow Woods, Grande Oaks at Heathrow. The table below is the twenty largest subdivisions inside the City of Lake Mary tax district, with the median year built and the pool count for each, taken from the Seminole County Property Appraiser’s parcel records rather than from a list of neighbourhood names.
Twenty largest subdivisions inside the city
| Subdivision | Parcels | Median year built | Pools | Pool share |
|---|---|---|---|---|
| Fountain Parke at Lake Mary Phase 2 | 341 | 2016 | 0 | 0.0% |
| Crystal Lake Winter Homes | 221 | 1973 | 30 | 13.6% |
| Lake Mary Landings | 188 | 2008 | 0 | 0.0% |
| Fountain Parke at Lake Mary | 159 | 2007 | 0 | 0.0% |
| Woodbridge Lakes Unit 1 | 159 | 1998 | 72 | 45.3% |
| Reserve at Lake Mary | 143 | 2003 | 108 | 75.5% |
| Evansdale | 122 | 1979 | 20 | 16.4% |
| Timacuan Unit 16 Ph 1 Replat | 120 | 1996 | 88 | 73.3% |
| Cardinal Oaks Cove | 110 | 1988 | 95 | 86.4% |
| Manderley Sub Ph 1 | 102 | 1996 | 43 | 42.2% |
| Lake Mary Woods | 94 | 1989 | 81 | 86.2% |
| Hills of Lake Mary Ph 1 | 88 | 1989 | 44 | 50.0% |
| Hills of Lake Mary Ph 4 | 88 | 1988 | 45 | 51.1% |
| Tuscany at Lake Mary Ph 1 | 81 | 2002 | 64 | 79.0% |
| Woldunn Replat | 80 | 1995 | 80 | 100.0% |
| Cardinal Oaks Phase 2 Amended Plat | 79 | 1984 | 58 | 73.4% |
| Griffin Park | 79 | 2019 | 0 | 0.0% |
| Hills of Lake Mary Ph 2 | 78 | 1992 | 31 | 39.7% |
| Lake Emma Sound | 78 | 2018 | 24 | 30.8% |
| Huntington Pointe Ph 1 | 74 | 1996 | 12 | 16.2% |
Seminole County Property Appraiser CAMA extract (parcel file dated 5 September 2026), tax district M1 — City of Lake Mary — improved residential parcels only. There are 151 distinct subdivisions in the district; the twenty above are the largest by parcel count. A further 214 parcels carry no subdivision name in the extract and are counted in the city totals but cannot appear in this table.
What the table is actually telling you
Pool density is not evenly spread. Woldunn Replat is 80 parcels and 80 pools — every house. Cardinal Oaks Cove is 95 of 110, Lake Mary Woods 81 of 94, Tuscany at Lake Mary Ph 1 64 of 81, Reserve at Lake Mary 108 of 143. Against that, Fountain Parke’s 500 townhome parcels carry none at all. A quote written for a Fountain Parke townhome and a quote written for a Woldunn house are not the same document, and glass area onto the lanai is a large part of why.
Tight build windows mean whole-street replacement cycles. Cardinal Oaks Cove has a median build year of 1988 with 87.3% of its parcels built between 1970 and 1989. Cardinal Oaks Phase 2 is 1984 with 96.2% in that band. When a subdivision was built in a three-year window, its equipment reaches end of life in roughly the same three-year window — twice over, now.
The old stock is older than the median suggests. Crystal Lake Winter Homes has a median build year of 1973 and 40.7% of its parcels built before 1970, on a median 1,365 sq ft. Evansdale is 1979 with 32.8% pre-1970. These are small houses with long duct histories, and they sit in the same city as Griffin Park (2019) and Lake Emma Sound (2018, median 3,551 sq ft).
The newest stock is not exempt. Lake Mary Landings (2008), Fountain Parke (2007) and Reserve at Lake Mary (2003) are all now carrying original equipment that is 18 to 23 years old. That is the repair-or-replace window, not the maintenance window.
Outside the city limits
Heathrow and the county-permitted pockets
These carry a Lake Mary 32746 mailing address and are not in the table above, because they are not in the City of Lake Mary tax district. Their permits go to Seminole County.
Heathrow Woods
Built 1990–2007. Gated estate section inside Heathrow. Homes run 4,147–7,240 sq ft, so two or three air handlers on one house is normal here and a single-tonnage quote is a red flag.
Grande Oaks at Heathrow
Built 2007–2019. 338 townhomes, 1,962–2,365 sq ft. The newest Heathrow-area stock — original equipment is 7 to 19 years old, which is the repair-or-replace window rather than past it.
Heathrow’s roughly 30 sub-developments — Muirfield Village, Regency Green, Turnberry and Brampton Cove among them — set condenser location, screening and equipment-pad rules at the sub-HOA level rather than community-wide. If your outdoor unit is moving position, that is an architectural review in addition to a county permit, and it is worth starting before the equipment is ordered.
Other named Lake Mary communities we cover
Timacuan (1988–2009, a 400-acre golf community of roughly 490 to 500 homes across nine sub-neighbourhoods — Clubhouse Cove, Eagle Run, Hopewell Creek, Hunter’s Ridge, Lake Dawson, Signature Cove, Stratton Hill and Summerlin — with a build-year spread wide enough that system ages differ house to house on the same street). Greenwood Lakes (1979–1990, the oldest large tract in the area). Cardinal Oaks (1980–1986). The Hills of Lake Mary (1987–1993, 321 homes). Woodbridge Lakes (1987–2001, gated, around 276 homes). Chase Groves (1991–2002, roughly 614 to 825 homes across Chase Crossings, Chase Pointe, Chase Ridge and the townhomes and villas, from 1,000 to over 3,000 sq ft — so tonnage varies widely inside one subdivision). Huntington Pointe (1996–1999). Magnolia Plantation (2000–2011, 498 lots on Markham Woods Road). Tuscany at Lake Mary (2000–2014, 139 gated lots). Fountain Parke (2006–2018, 300+ gated townhomes of 1,963–2,838 sq ft — shared walls, tight equipment closets and attic air handlers, which is a different install than the detached stock). The Crossings, described locally as over 1,250 homes, which would make it the largest single community by home count.