Bel Air Manor
Homes for Sale in Orlando, FL
True comps, carrying-cost math, and listings before the portals.
Price in Bel Air Manor is a condition story, not a floor-plan story. With a housing stock that runs from 1901 to 2020 and a median build year of 1956, the median of $509,950 covers everything from original mid-century homes to recent rebuilds, and the median $321.78 per square foot on a median 1,582 living feet tells you the land and the finish level are doing most of the work. Expect a wide spread around that median depending on how much a given home has been updated.
The market posture is brisk but not frantic. A median 16 days on market means well-presented, correctly priced homes move quickly, while the year-over-year figure is essentially flat at down 1%. For sellers that argues for pricing to the comps rather than to hope; for buyers it means you need to be ready to act on the right house but you are not bidding into a runaway market.
Bel Air Manor right now
🟡 Off the recent peak. The trailing-12-month median ($510K) is down 1.0% from the prior 12 months ($515K). 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 July 15. Confidence: Low (4 and 3 sales in the two windows).
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Updated July 15, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Bel Air Manor market snapshot (as of July 15, 2026): the median sale price is about $510K ($322 per sq ft over the trailing 12 months of closed sales), and a median 16 days on market for closed sales. The trailing-12-month median is down 1% from the prior 12 months, computed from record-level Stellar MLS closed sales (4 closings in the current window).
Bel Air Manor is a community of 241 homes in Orlando, Orange County, built between 1901 and 2020 (median 1956), with a median living area of about 1,582 square feet. 79% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Bel Air Manor is a compact, established Orlando pocket of 241 homes where the age range is the headline: a genuine mix of century-old houses, mid-century originals, and modern infill on the same streets. What you pay tracks condition more than size.
Who Bel Air Manor is best for.
Best for
- Buyers around the mid-$500s who want an established, largely owner-occupied street and will do their own condition due diligence
- Renovators comfortable buying an older home and putting money into it, given the 1956 median build year
- Buyers who value variety of housing vintage over a matched-set subdivision
Probably not for
- Buyers who want brand-new, uniform construction and predictable finishes throughout
- Anyone needing a deep pool of recent comps before committing, given only four closings in the window
- Buyers unwilling to move quickly, since well-priced homes clear in roughly 16 days
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($510K) IS the median in the snapshot above, and the move from 2025 ($515K) IS the -1.0% one-year change.
Windows contain 0 to 7 sales each (4 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 %s through %s. Deemed reliable but not guaranteed.
The Bel Air Manor buying strategy.
If we were buying in Bel Air Manor 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 Bel Air Manor.
An infill neighborhood priced on condition
The defining feature here is the build-year range, from 1901 through 2020 against a 1956 median. That kind of spread means two homes a block apart can be very different products: an unrenovated original versus a studs-out redo or a new build. The median $321.78 per square foot on roughly 1,582 square feet reflects that blend, so lean on the specific comp set for a home's era and finish rather than the neighborhood median alone.
Turnover is measured. The closings window is thin at four recent sales, so read the 16-day median days-on-market as a signal of demand for the right listing rather than a deep, liquid dataset. A homestead share of 79% points to a largely owner-occupied street fabric, which tends to mean homes are held and maintained rather than churned.
The location and the amenities are priced into every listing in Bel Air Manor. 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 Bel Air Manor 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 (7.2). Basis: Recent Direction -1.0% year-over-year; Owner Commitment 79% owner-occupied; Pricing Power 96.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a neighborhood where price is driven by condition and vintage rather than a uniform product, the comp work is everything. We underwrite each home against its true peer set — original versus renovated versus new build — so buyers do not overpay for someone else's renovation and sellers do not leave money on an updated home. With a thin recent-sales window, that judgment matters more than any average.
Bel Air Manor in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 Bel Air Manor 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 Bel Air Manor sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bel Air Manor, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bel Air Manor home worth?
Get a no-obligation home value based on real comparable sales in Bel Air Manor, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recent Developments in Bel Air Manor
Development, infrastructure, retail, and school activity affecting Bel Air Manor, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- 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 7 miles southeast of Bel Air Manor, 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 3 miles south of Bel Air Manor, elsewhere in Orange County.
Source: ClickOrlando - July 2026Civic
Orange County previews new Innovation Center on West Colonial Drive
Orange County previewed its new Innovation Center at 7149 West Colonial Drive, located within the county's Multicultural Center and Senior Center complex, with an official opening set for Fall 2026. The center will offer technology programs including 3D printing and makerspace prototyping through the Orange County Library System, plus career exploration and workforce training through CareerSource Central Florida.
What it may mean for the marketAdds a county operated civic and technology facility with library and workforce programming to the West Colonial corridor. The project is about 5 miles west of Bel Air Manor, elsewhere in Orange County.
Source: Orange County Newsroom - 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 site is about 1 mile north of Bel Air Manor.
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 site is less than a mile north of Bel Air Manor.
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 project is about 12 miles southeast of Bel Air Manor, elsewhere in Orange County.
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 Bel Air Manor?
How long do homes in Bel Air Manor take to sell?
How many homes are in Bel Air Manor?
What share of Bel Air Manor is owner-occupied?
When were the homes in Bel Air Manor built?
Do cash buyers compete in Bel Air Manor?
Who is the best real estate agent for Bel Air Manor?
How do I find a top Orlando real estate agent who knows Bel Air Manor?
Can Momentum Realty connect me with an agent for Bel Air Manor?
Should you buy in Bel Air Manor?
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 July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 32806)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2005 (36 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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