How to Find the Best Real Estate Agent in BEVERLY SHORES, Orlando
In BEVERLY SHORES, recent sales run a median of about $1.77M ($601/sq ft), typically closing in about 24 days — so accurate local pricing and comparable-sales knowledge are what separate a strong BEVERLY SHORES agent from an average one.
BEVERLY SHORES recorded 8 closings in the last 12 months at a median of $1.77M, averaging 24 days on market — the numbers any agent you interview here should already know. This guide covers what makes a great BEVERLY SHORES real estate agent, the questions to ask before you hire, the current BEVERLY SHORES market in detail, and how to connect with a proven local expert. See the BEVERLY SHORES neighborhood guide for homes and lifestyle.
What makes a great real estate agent in BEVERLY SHORES
The best BEVERLY SHORES agents share four things: local sales experience (they’ve actually closed deals here), pricing accuracy built on real comps, marketing that reaches the right buyers, and negotiation that protects your money. In BEVERLY SHORES, homes sell in a median of about 24 days, a balanced pace where pricing and presentation both matter.
That local nuance is why a BEVERLY SHORES specialist beats a generalist: they know the streets, the HOAs, the school zones, and what buyers here will and won’t pay for.
Recent market activity in BEVERLY SHORES
A great agent works from data, not guesswork. Here’s the current snapshot for BEVERLY SHORES (from Momentum’s MLS data, as of 2026-08-30):
Market read: Balanced Market (limited data). Use these numbers to pressure-test any agent you interview — a true local will know them cold.
Recent sales in BEVERLY SHORES
Real homes recently closed in BEVERLY SHORES — the kind of comps a great local agent prices from:
| Address | Details | Sold |
|---|---|---|
| 1216 Chichester Street | 3 bd / 2 ba · 2,366 sqft · closed 2026-08-17 | $1.29M |
| 1224 Nottingham Street | 3 bd / 2 ba · 1,560 sqft · closed 2026-07-31 | $900,000 |
| 1411 Nottingham Street | 5 bd / 4 ba · 4,001 sqft · closed 2026-06-26 | $2.40M |
| 1208 Nottingham Street | 5 bd / 5.5 ba · 4,387 sqft · closed 2026-05-20 | $3.40M |
| 3223 Middlesex Road | 3 bd / 3 ba · 2,159 sqft · closed 2026-03-30 | $1.47M |
| 1513 Nottingham Street | 4 bd / 3.5 ba · 2,907 sqft · closed 2025-12-10 | $1.75M |
Listings courtesy of Stellar MLS as distributed by MLS GRID. Recent closed sales shown for market context.
Where BEVERLY SHORES sales actually landed, 2024–2026
Of the 19 recorded BEVERLY SHORES closings since 2024, half landed between $1,070,000 and $2,534,075 (the middle two quartiles); the lowest recorded sale was $764,990 and the highest $3,400,000. If your home sits outside the middle band, the reason usually shows up in the size table below before it shows up in condition.
| Sold price band | Share of closings | Sales |
|---|---|---|
| Under $850,000 | 3 (16%) | |
| $850,000 – $1,600,000 | 7 (37%) | |
| $1,600,000 – $2,350,000 | 3 (16%) | |
| $2,350,000 – $3,100,000 | 3 (16%) | |
| None and up | 3 (16%) |
What homes of your size have sold for in BEVERLY SHORES
The same recorded closings, split into thirds by living area. Find the row your home falls in: the $/sqft figure times your square footage is the recorded-sales bracket for homes like yours here — a starting range from real closings, not a valuation of your specific property. Larger homes here have been selling at a higher price per square foot than smaller ones ($675 vs $509) — less common, and usually a sign of newer or upgraded product at the top of the range.
| Size group | Median $/sqft | Median sold | Sold range | Sales |
|---|---|---|---|---|
| Smaller homes 1,494–2,159 sq ft | $509 | $882,000 | $764,990 – $1,466,580 | 6 |
| Mid-size homes 2,159–3,122 sq ft | $558 | $1,443,125 | $1,165,000 – $1,800,000 | 6 |
| Larger homes 3,837–4,599 sq ft | $675 | $3,050,000 | $2,200,000 – $3,400,000 | 7 |
How BEVERLY SHORES compares to its neighbors
Pricing a home means knowing the alternatives buyers are weighing. The five nearest tracked communities, side by side:
| Community | Median | $/sq ft | DOM | Momentum Score |
|---|---|---|---|---|
| BEVERLY SHORES | $1.77M | $601 | 24 d | 62 |
| WINTER PARK GARDENS CONDO | $280,000 | $291.79 | 57.0 d | – |
| LAKE OAKS | $819,000 | $337 | 6 d | 49 |
| BANKS COLONIAL ESTATES | $1.30M | $563 | 43 d | 49 |
| FOREST HILLS | $3.17M | $736 | 181 d | 48 |
| FAIRBANKS PARK | $1.10M | $441 | – | 53 |
Momentum Score is Momentum Realty’s proprietary 0-100 community market rating. Figures from Momentum’s MLS data, as of 2026-08-30.
The BEVERLY SHORES housing stock, from the live feed
From the live MLS feed as of 2026-09-03: The homes listed or recently sold were built between 1948 and 2026 (median 1951), 3 of them new construction; 3 of the current listings state there is no HOA; none of the 11 geocoded listed or recently sold homes sits in a FEMA special flood hazard zone (median elevation 91 ft). See the current BEVERLY SHORES listings →
Which way this market is moving
Active inventory across Orange County has fallen over the past year (-5%). About 27% of county listings currently carry a price cut, which tells you how much negotiating room the average seller has already conceded. BEVERLY SHORES itself has appreciated about 0% over the period Momentum’s MLS data tracks — a community-level trend, not the county average. A strong local agent will reconcile these numbers with what is happening on your exact street before recommending a price.
What it costs to own in BEVERLY SHORES
On a median-priced BEVERLY SHORES home ($1.77M), property taxes at Orange County’s typical millage of 16.6738 run roughly $28,762 a year with the homestead exemption applied — before any CDD or special-district charges, which vary by community.
The average Citizens Property Insurance premium in Orange County is about $1,409 a year (April 2026 filings); private-market quotes differ, and a good agent will tell you which carriers are actually writing here.
Run the real numbers before you commit: what selling nets you, whether your Save Our Homes benefit moves with you, and rent vs buy in Orange County.
At BEVERLY SHORES’s $1,775,000 median and Orange County’s adopted 16.67 mills (FY2025-26), a home assessed at that price carries roughly $29,600 a year in property tax before exemptions, or about $28,920 with the full Florida homestead exemption — a buyer’s first-year figure; a long-time owner’s Save Our Homes cap can be far lower, which is one reason resale taxes jump at closing. Municipal and special-district millage varies inside the county; see the Orange County tax page.
Rents and the investor math
Typical asking rent across Orange County sits near $1,949 a month (Zillow’s rent index). Rents are moving about 0.5% year over year. County-level yield math pencils to roughly a 5.79% cap rate on typical numbers, before expenses. Home prices run about 5.24x the county’s median household income, the affordability backdrop every buyer here negotiates inside. If you are weighing an investment purchase in BEVERLY SHORES, ask your agent for community-level rent comps rather than county averages — the spread between communities is wide.
Who is moving to Orange County, and what they earn
The county lost a net 9,037 people in the latest IRS county-migration year. Households moving IN average $66,457 in income versus $61,323 for those moving out — movers arriving here earn more than those leaving, which shapes what sellers can ask and what buyers compete against. The biggest out-of-state feeder markets are NY, CA, NJ. Median household income in Orange County has grown about 42% since 2018 ($77,011 now). Population is up about 9% over the same stretch. An agent who knows these flows can tell you which way demand in BEVERLY SHORES is actually pointing, not just where prices have been.
Sources: IRS SOI county-to-county migration; U.S. Census income and population estimates. County-level data for context; community demand varies within the county.
School context you can verify: the Orange County school district earned a district grade of A from the Florida Department of Education (2025-26) and has held an A since 2024. Attendance zones vary by address, so confirm the zoned schools for any specific home with the district.
2 for sale · 1 pending — the inventory any agent you interview should already know street by street.
See every 2 listing, with full data ›
Listings courtesy of Stellar MLS as distributed by MLS GRID. Deemed reliable but not guaranteed. Listings shown as of 2026-09-05; prices and availability change.
If you’re buying in BEVERLY SHORES
Come pre-approved, not pre-qualified, and be ready to move within days of a new listing. In a market like BEVERLY SHORES’s, your agent’s job is speed and terms: escalation strategy, appraisal-gap planning, and knowing which contingencies you can safely keep. Ask any agent you interview how their last three BEVERLY SHORES buyers won.
If you’re selling in BEVERLY SHORES
You have leverage, but overpricing still kills momentum — homes that sit past the median days on market start fielding lowball offers. Price at the data, prep properly, and make buyers compete in week one. Your listing agent’s first-week marketing plan matters more than their commission number.
Questions to ask before you hire a BEVERLY SHORES agent
- How many homes have you sold in or near BEVERLY SHORES in the last year — the community recorded 8?
- How would you price my home against the $601 per square foot BEVERLY SHORES closings have averaged — and the size-band table above?
- Homes here have been taking about 24 days to go under contract — what is your plan for the first two weeks?
- With about 3 months of supply in BEVERLY SHORES, is this a market where you would advise me to negotiate or hold firm?
- How and how often will you communicate with me?
- Can you share recent client references?
Why community expertise matters in BEVERLY SHORES
Inside BEVERLY SHORES itself, recorded closings have run from $509 per square foot on the smaller homes to $675 on the larger ones — a gap of 25% that a community average hides. An agent who prices from the size table above, not the headline median, is the difference between a home that lingers and one that sells for more, faster.
Top listing agents vs. buyer’s agents in BEVERLY SHORES
If you’re selling in BEVERLY SHORES, a top listing agent’s pricing, staging, and marketing are what win top dollar — the same skills behind a strong home sale. If you’re buying, a sharp buyer’s agent protects you in negotiation and inspections. The best BEVERLY SHORES Realtors do both well; ask any agent you interview which side they’re strongest on and how they’d handle yours.
Looking for a luxury real estate agent in BEVERLY SHORES?
At a median around $1.77M, BEVERLY SHORES is a higher-end market. The best luxury agents bring professional photography, marketing aimed at qualified buyers, discretion, and real negotiation experience on premium homes — make sure yours has actually closed at your price point here.
Meet your local expert
Brittany co-founded Momentum Realty, a RealTrends 500 brokerage (ranked #440 in the U.S.) with 320+ agents and $3.5B+ in closed sales across Florida. Tell her what you’re looking for and she’ll connect you with the right local Momentum specialist — and make sure you’re taken care of from first call to closing.
“I have now worked with Brittany and the Brooks Group / Momentum Realty to both buy and sell a property over the past 3 years. I had an outstanding experience.” — A. Lloyd, Zillow
Related BEVERLY SHORES resources
- Homes for sale & BEVERLY SHORES neighborhood guide
- Orange County real estate market
- Sell your BEVERLY SHORES home with a local expert
- Orange County homestead exemption
Common questions
How do I find the best real estate agent in BEVERLY SHORES?
What questions should I ask a BEVERLY SHORES agent before hiring them?
Does Momentum Realty cover BEVERLY SHORES?
What happens after I ask to be matched?
What is the median home price in BEVERLY SHORES?
Is BEVERLY SHORES a buyer market or a seller market right now?
What should I budget beyond the mortgage in BEVERLY SHORES?
What do homes of my size sell for in BEVERLY SHORES?
Is BEVERLY SHORES in a flood zone?
Does BEVERLY SHORES have an HOA?
How much are property taxes in BEVERLY SHORES?
Market figures are aggregates from Momentum Realty’s MLS data for BEVERLY SHORES, as of 2026-08-30, and will change over time. This is general guidance on how to choose an agent, not a ranking or endorsement of any individual. Equal Housing Opportunity.