Moving to Belle Isle, Florida: The 2026 Data Guide
As of 2026-09-27, the median home sold in Belle Isle, Florida over the last 12 months went for $588,000 (60 closings across 24 communities in Momentum’s MLS record), about $277 per square foot for a median 2,296-sq-ft home built around 1979. Homes currently listed have been on the market a median of 41 days, and with 15 active listings against that sales pace the city is carrying roughly 3.0 months of supply. Sellers have been getting about 94% of their original asking price. That median is 47% above the median across Momentum’s Florida and Georgia coverage.
Belle Isle right now — September 2026
Live pages for your move: 18 homes for sale in Belle Isle · What your budget buys in Orange County · Cost of living · Best neighborhoods · Property tax · Orange County homes for sale.
MLS closed sales and live inventory, Momentum Research; refreshed nightly. Updated September 27, 2026.
What your budget buys in Belle Isle
Three price points from 63 recent Belle Isle closings in our record, each showing what actually closed within 10% of that price:
- Around $480,000: the typical sale in this band was a 3-bed, 2-bath home of about 1,891 sq ft, built around 1961 (10 sales).
- Around $588,000: the typical sale in this band was a 4-bed, 2.25-bath home of about 2,134 sq ft, built around 1979 (14 sales).
- Around $815,000: the typical sale in this band was a 4-bed, 3-bath home of about 2,792 sq ft, built around 2001 (8 sales).
The real monthly cost of owning in Belle Isle
Take the median $588,000 home with 20% down at today’s 7.03% 30-year rate: principal and interest run about $3,139/month. Orange County’s typical total millage is 16.67 mills, so after the $50,000 homestead exemption the property tax is roughly $8,971/year ($748/month) for a new owner — the seller’s capped bill on the listing will be lower and is not your number. Citizens Property Insurance’s average premium in Orange County is about $1,409/year; private-market quotes vary with roof age and wind mitigation. 67% of current Belle Isle listings carry an HOA, with a median of $12/month where one applies. All in, budget on the order of $4,017/month to own the median Belle Isle home including a typical HOA.
For the full worksheet — taxes by scenario, the homestead exemption, and how the Save Our Homes cap works after year one — see the Orange County property tax guide and our home insurance by county map.
Where people are buying: Belle Isle’s most active communities
The communities with the most closings in the last 12 months, with each one’s median sale and how long its current listings have been on the market. Every name links to that community’s own guide with live listings.
| Community | Sales (12 mo) | Median | Days listed |
|---|---|---|---|
| Lake Conway Estates | 18 | $587,500 | 41 |
| Nela Isle | 7 | $375,000 | 45 |
| Conway Groves | 6 | $627,500 | 33 |
Belle Isle by ZIP code
Sales and medians by ZIP over the same 12 months: 32812 (36 sales, median $618,500), 32809 (27 sales, median $621,000).
What’s for sale: property types, new construction, and age of homes
Of the last 12 months of sales, 100% were single-family homes. New construction accounted for 4% of closings. The housing stock skews older: 8% of homes sold were built in 2015 or later and 51% before 1980.
Getting around from Belle Isle
Measured from the center of Belle Isle’s recent sales: Lakeland is about 47 miles; Melbourne is about 52 miles; Daytona Beach is about 55 miles; Ocala is about 69 miles. Distances are straight-line; drive times depend on the corridor and time of day.
Schools, taxes, and insurance: where to verify
School assignments change; check the Orange County school grades page for the district’s current grades, and confirm zoning for a specific address directly with the district. Property tax figures on this page use Orange County’s typical millage of 16.67; municipal and special-district millage varies inside the county. Insurance uses Citizens’ Orange County average of $1,409/year; a wind-mitigation inspection and roof age can move a private quote a long way in either direction.
Belle Isle: the case for and against
What works in Belle Isle’s favor
- homes move quickly (median 41 days listed), so well-priced homes get competition
- insurance is comparatively manageable here (Citizens average $1,409/year)
- no state income tax, and Florida’s Save Our Homes cap limits assessment growth once you homestead
What to plan for
- prices run 47% above the statewide median in our coverage
- only about 3.0 months of supply, so choice is limited in the most popular price bands
- 67% of listings carry an HOA (median $12/month)
- property taxes reset to your purchase price, so never budget off the seller’s bill
Your Belle Isle relocation toolkit
- Homes for sale in Belle Isle right now
- Cost of living in Belle Isle
- Best neighborhoods in Belle Isle
- Find an agent in Belle Isle
- Belle Isle ZIP codes with prices
- Search every Belle Isle community
Common questions about moving to Belle Isle
How much does a house cost in Belle Isle, FL?
What does it cost per month to own a home in Belle Isle?
What are property taxes like in Belle Isle?
Is Belle Isle a buyer's or seller's market right now?
Is there a lot of new construction in Belle Isle?
Does Florida have a state income tax?
Sales figures are Momentum Realty’s MLS record of closings in Belle Isle communities over the trailing 12 months (community snapshots as of their last refresh; price-band examples from the most recent closings on file); tax and insurance figures are Orange County data. Estimates, not guarantees; verify before relying on them. General relocation guidance, not financial advice. Equal Housing Opportunity.