Nela Isle Island
Homes for Sale in Belle Isle, FL
All 27 homes for sale in Belle Isle, FL · median $539,000 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $555,000, $269 per square foot, a median 28 days on market, sellers accepting 95% of original asking (-8% versus the prior year). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $9,250 ($8,580 with the full homestead exemption).
Price here is driven by the lot and the condition of the house on it, not by any single era of construction. With a build range spanning from 1925 to 2023 and a median year built of 1959, you are looking at a mix of original mid-century homes, updated cottages, and ground-up new construction sitting side by side. The median of $555,000 and roughly $269 per square foot tell you the middle of the market, but the spread around that number is wide because a tear-down and a new build can sit on comparable ground.
The current posture is a buyer's one on paper: prices are down 8.4% year over year, yet homes are still moving in a median of 28 days. That combination says sellers have given back some of their pricing power while well-presented homes still transact quickly. For buyers, it means room to negotiate on the tired listings and less on the sharp ones. For sellers, condition and preparation carry the day; you are not going to ride the market up, so the work goes into the house before it lists.
Figures in this note are as of July 13, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nela Isle Island right now
🔴 Off the recent peak. The trailing-12-month median ($555K) is down 8.4% from the prior 12 months ($606K). With about 2 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending September 20. Confidence: Low (3 and 4 sales in the two windows).
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· Updated October 20, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Nearby homes for sale
No active listings inside Nela Isle IslandHomes for Sale in Belle Isle, FL right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Nela Isle Island market snapshot (as of September 20, 2026): the median sale price is about $555K ($269 per sq ft over the trailing 12 months of closed sales), and a median 28 days on market for closed sales. The trailing-12-month median is down 8% from the prior 12 months, computed from record-level Stellar MLS closed sales (3 closings in the current window).
In ZIP 32809 (Belle Isle), 161 homes closed in the last 12 months at a median of $340K ($228/sq ft), down 1.6% year over year, with a median 60 days on market. Right now 29 active and 9 pending listings put supply at about 3.5 months — a balanced market. See the live ZIP 32809 housing market and the Orange County market.
County records show 12 qualified sales in Nela Isle Island across 2024–2025 (5 in 2024, 7 in 2025), median $870,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Nela Isle Island is a community of 170 homes in Belle Isle, Orange County, built between 1925 and 2023 (median 1959.0), with a median living area of about 2,057 square feet. 76% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Nela Isle Island Sec is a small, established pocket in Belle Isle within Orange County, about 170 homes deep, where a high homestead share of roughly 76% points to owner-occupants rather than a churn of rentals.
Who Nela Isle Island is best for.
Best for
- Buyers comfortable around the mid-$550s who want an established Belle Isle location and will evaluate condition case by case
- Long-hold owner-occupants who value a tightly held, mostly homesteaded street over quick turnover
- Renovation-minded buyers ready to take on an older home and add value through the work itself
Probably not for
- Short-term investors counting on rapid resale gains in a market that is currently down year over year
- Buyers who need clean, plentiful comps and a predictable price per square foot before committing
- Anyone wanting a uniform, newer-construction subdivision with matching floor plans and finishes
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($555K) IS the median in the snapshot above, and the move from 2025 ($606K) IS the -8.4% one-year change.
Windows contain 0 to 6 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2010 through 2026. Deemed reliable but not guaranteed.
14% of homes for sale in ZIP 32809 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-20).
The Nela Isle Island buying strategy.
If we were buying in Nela Isle Island today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Nela Isle Island.
A condition-driven street, not a spec subdivision
The defining fact is age variance. A median build year of 1959 across a range that starts in 1925 and runs to 2023 means no two blocks are underwritten the same way. Some homes carry original systems, footprints, and finishes; others have been reworked or replaced entirely. That is why the per-square-foot figure of about $269 is a starting point for analysis, not a valuation — square footage counts for less when the difference between two houses is a new roof, updated mechanicals, or a full rebuild.
Median living area sits near 2,057 square feet, so this is not a tract of identical floor plans. With only three closings in the recent window, comparable sales are thin, and pricing a home here takes hands-on judgment about what has been updated and what has not. The 76% homestead share also means inventory tends to come to market deliberately rather than in waves, which keeps supply tight and rewards buyers who are ready to move on the right house.
The location and the amenities are priced into every listing in Nela Isle Island. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Nela Isle Island buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (6.0). Basis: Recent Direction -8.4% year-over-year; Owner Commitment 76% owner-occupied; Pricing Power 94.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
Thin comps and a wide condition spread are exactly where a generic pricing model breaks down. With only three recent closings to lean on, we walk the house, weigh what has actually been updated against the 1959-era baseline, and price to the property in front of us — not to an average. That discipline protects buyers from overpaying for cosmetics and helps sellers position against the year-over-year softness without leaving money on the table.
Nela Isle Island in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Nela Isle Island buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Nela Isle Island sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Nela Isle Island, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Nela Isle Island home worth?
Get a no-obligation home value based on real comparable sales in Nela Isle Island, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Belle Isle →
| Location | Belle Isle, Orange County, FL · ZIP 32809 |
|---|---|
| Homes in the community | 170 (FL DOR 2025 assessment roll) |
| Years built | 1925–2023 (median 1959.0) |
| Typical living area | 2,057 sq ft (median) |
| Sale prices, last 12 months | $555,000 median across 3 closed sales · $269 per sq ft · -8.4% vs the prior 12 months |
| Days on market (closed sales) | 28 median |
| Owner-occupied (homestead) share | 76% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2010 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Nela Isle Island key facts,” movewithmomentum.com/neighborhoods/nela-isle-island-sec, data as of September 20, 2026.
Housing distress & ownership in Nela Isle Island Sec, Belle Isle
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period September 2026 through September 2026. Deemed reliable but not guaranteed.
More Belle Isle home searches
- All homes for sale in Belle Isle, FL
- Homes for sale in Orange County, FL
- Belle Isle pool homes for sale
- Homes from $300K to $500K in Belle Isle
- 4-bedroom homes for sale in Belle Isle
- ZIP 32809 housing scorecard
- 5 coming-soon communities in Orange County
Belle Isle guides & data
- Market data
- Cost of living
- Best neighborhoods
- Property taxes (Orange County)
- Homestead exemption (Orange County)
- New construction (Orange County)
- ZIP codes
- Home builders (Orange County)
Florida buyer guides
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Recent Developments in Nela Isle Island Sec
Development, infrastructure, retail, and school activity affecting Nela Isle Island Sec, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Infrastructure
CFX holds public meetings on 14-mile toll road through part of Split Oak Forest
The Central Florida Expressway Authority held public meetings on Sept. 16 and 17 for a 14-mile road from State Road 417 near Boggy Creek Road in Orange County to Nova Road in Osceola County. CFX says portions could begin construction next year and that the road would ease traffic on Narcoossee Road. The agency faces a legal challenge from Orange County and is pursuing an eminent domain case.
What it may mean for the marketIf built, the road would add a new east-west route between Lake Nona and St. Cloud, changing commute options and access to east Orange and Osceola land. The site is about 10 miles southeast of Nela Isle Island Sec.
Source: Spectrum News 13 - July 2026Development
Capstone begins construction on The Gateway luxury apartments
Capstone Building Corp began construction on The Gateway, a 270-unit apartment community at 7250 Shadowridge Drive in Orlando, developed by JBL Development. The five-story gated project spans more than 417,000 square feet and is expected to be completed in late 2027. Amenities include a saltwater pool, fitness center, pickleball court, and a clubhouse with a restaurant and bar.
What it may mean for the marketAdds 270 market rate apartments in a five story building with resort style amenities, expanding the local rental housing stock in the Airport Lakes area of south Orlando. The project is about 2 miles south of Nela Isle Island Sec, elsewhere in Orange County.
Source: Construction Owners - July 2026Development
Orange County opens Enclave at Canopy Park with 104 affordable units
Orange County opened The Enclave at Canopy Park, a 104-unit affordable apartment community at 4440 Canopy Park Loop developed by Archway Partners. The county contributed 3 million dollars from its Affordable Housing Trust Fund. The community includes one and two bedroom homes plus a community center, fitness center, technology lab, and EV charging.
What it may mean for the marketAdds 104 income-restricted apartment homes to the local rental supply along with new community amenities and green-certified construction. The project is about 4 miles west of Nela Isle Island Sec, elsewhere in Orange County.
Source: ClickOrlando - June 2026Development
Mixed-use high-rise redesigned for 924 and 934 North Magnolia Avenue
A redesigned 17-story mixed-use high-rise was proposed for 924 and 934 North Magnolia Avenue in Orlando's North Quarter district by Acram Group. The project would include 350 residential units, about 3,300 square feet of ground-floor commercial space, and a parking garage with 510 spaces, replacing two 1972 office buildings. A public plaza is planned at the corner of Magnolia and Weber Street.
What it may mean for the marketWould replace two aging office buildings with 350 residences, ground floor retail, and structured parking, adding housing density and a public plaza along the Orlando Urban Trail. The project is about 7 miles northwest of Nela Isle Island Sec, elsewhere in Orange County.
Source: Florida YIMBY - June 2026Development
Planning board approves zoning for 37-story tower at 170 East Washington Street
Orlando's Municipal Planning Board voted to approve a Planned Development amendment for a 37-story, 425-foot mixed-use tower at 170 East Washington Street across from Lake Eola Park. The project would include 252 residential units, a 221-room hotel, a three-story restaurant, and structured parking. It still requires City Council consideration before construction.
What it may mean for the marketWould add a 37 story tower with 252 residences and a hotel to the downtown skyline, replacing a prior approval for a 7 story hotel and increasing high density housing and parking supply. The project is about 6 miles northwest of Nela Isle Island Sec, elsewhere in Orange County.
Source: Florida YIMBY - March 2026Development
Orlando approves the 380-acre Dowden Central Community Development District in Lake Nona
Orlando approved the Dowden Central Community Development District, a roughly 380-acre district in the Lake Nona area of southeast Orlando, in March 2026. The district provides the framework to build roads, drainage, utilities, and parks for future development phases.
What it may mean for the marketA new community development district lays the groundwork for large-scale growth in the Lake Nona area, a step that typically precedes new housing and commercial activity nearby. The site is about 7 miles southeast of Nela Isle Island Sec.
Source: ClickOrlando
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
What is the median home price in Nela Isle Island?
How long do homes in Nela Isle Island take to sell?
How many homes are in Nela Isle Island?
What share of Nela Isle Island is owner-occupied?
When were the homes in Nela Isle Island built?
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How do I find a top Belle Isle real estate agent who knows Nela Isle Island?
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Where is Nela Isle Island, and what county is it in?
Should you buy in Nela Isle Island?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32809)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2010 (24 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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