Bel Air Shores
Homes for Sale in Orlando, FL
All 4,383 homes for sale in Orlando, FL · median $379,000 · 129 homes for sale in 32806 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Stellar MLS
As of November 2026, the MLS records 9 closed sales in Bel Air Shores in Orlando, FL since 2012, the most recent in January 2026. Across Orlando as a whole, 8,585 homes closed in the last 12 months at a median of $395,000, 40 median days on market, with 3,929 homes for sale today. At that median and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $6,590 ($5,910 with the full homestead exemption).
Bel Air Shores is a small, built-out pocket of Orlando — 87 homes total — where the housing stock skews toward mid-century construction with a median build year of 1960, though the range stretches to 2013, meaning a handful of newer or heavily rebuilt homes sit alongside the originals. That spread is what drives value here more than location or amenities: two houses on the same street can be decades apart in systems, layout, and condition, so pricing has to be judged home by home rather than by a neighborhood average.
A homestead share above 93% tells you this is a community of long-term owner-occupants, not a churn-heavy rental or flip market. Listings turn over slowly and infrequently, which means when a home does come up, there is not a deep bench of comparable active inventory to lean on. Buyers should expect to do real diligence on age-related systems — roof, HVAC, electrical — given the median build year, and sellers should expect that a well-updated home stands out precisely because so few of the comps are recently renovated.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Bel Air Shores 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
Bel Air Shores is a compact, established Orlando neighborhood in Orange County built out mostly in the mid-20th century, with living areas that run larger than typical starter-home footprints and a homeowner base that skews toward long-term occupancy rather than turnover.
County records show 3 qualified sales in Bel Air Shores across 2024–2025 (1 in 2024, 2 in 2025), median $615,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Bel Air Shores is best for.
Best for
- Buyers seeking more living space than typical for the home's age and are prepared to budget for updates to older systems.
- Long-term owner-occupants comfortable with a low-turnover market where patience may be required to find the right listing.
- Buyers who value an established, already-built neighborhood over new construction or planned-community amenities.
Probably not for
- Buyers who want HOA-managed amenities like a pool or clubhouse as part of the purchase.
- Buyers who need a fully updated, move-in-ready home without any renovation risk.
- Investors seeking a market with frequent turnover and a large comparable-sales pool.
The market around Bel Air Shores
Bel Air Shores is too small for its own price trend, so here is the market around it.
In ZIP 32806, 165 homes are on the market and 24% are under contract — a steady corner of Orlando.
Across Orange County, 5,774 homes are active and 1,755 pending (23% under contract).
In ZIP 32806 (Orlando), 37 homes closed in the last 12 months at a median of $399K ($262/sq ft), down 18.4% year over year, with a median 25 days on market. Right now 9 active and 1 pending listings put supply at about 2.9 months — a balanced market. See the live ZIP 32806 housing market and the Orange County market.
ZIP and county figures describe the wider market, not Bel Air Shores specifically. Momentum Research analysis of MLS records.
The Bel Air Shores buying strategy.
If we were buying in Bel Air Shores 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 Shores.
An Established Footprint, Not a Production Neighborhood
With only 87 homes and a median year built of 1960, Bel Air Shores reads as a legacy neighborhood rather than a subdivision built to a single plan. The build-year range extending to 2013 confirms there has been some infill or rebuilding over the decades, but the core of the community predates most modern construction codes and finishes. Median living space of 2,500 square feet is notably roomy for homes of this vintage, suggesting many were built with larger lots or additions rather than the compact floor plans typical of that era.
No community amenities are identified in current MLS listings, which points to a neighborhood without a shared pool, clubhouse, or HOA-run recreation — buyers are purchasing the house and the lot, not a lifestyle package. Combined with the high homestead share, this is a place where the case for buying is made by the individual property and its updates, not by a marketing narrative around the community itself.
The location and the amenities are priced into every listing in Bel Air Shores. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this small and this varied in home age, the difference between a fair offer and an overpay comes down to how carefully the individual property is evaluated against its true peer group, not a neighborhood-wide average. We pull comps by build era and condition, not just address, and we tell clients plainly when a listing's price reflects original systems rather than updated ones.
Bel Air Shores in 15 seconds.
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Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Bel Air Shores sales matched to your home.
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If you are thinking about selling in Bel Air Shores, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
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| Location | Orlando, Orange County, FL · ZIP 32806 |
|---|---|
| Homes in the community | 50 (FL DOR 2025 assessment roll) |
| Years built | 1950–1980 (median 1958.0) |
| Typical living area | 2,276 sq ft (median) |
| For sale right now | 0 active, 0 pending |
| Owner-occupied (homestead) share | 94% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2012 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Bel Air Shores key facts,” movewithmomentum.com/neighborhoods/bel-air-shores, data as of September 20, 2026.
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Frequently Asked Questions
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Should you buy in Bel Air Shores?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: November 12, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32806)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (9 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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