Bel Air Shores
Homes for Sale in Orlando, FL

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.

Stellar MLS sales records identify 77 homes in Bel Air Shores that have changed hands since 2004, built between 1957 and 2013 (median 1959), with a median living area of about 2,334 sq ft and a typical 4-bedroom, 2.5-bath layout; 99% are single-family homes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.

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.

Bel Air Shores is too small for its own price trend, so here is the market around it.

In ZIP 32806, 182 homes are on the market and 29% are under contract — a steady corner of Orlando.

Across Orange County, 5,909 homes are active and 1,877 pending (24% under contract).

In ZIP 32806 (Orlando), 258 homes closed in the last 12 months at a median of $463K ($295/sq ft), down 1.5% year over year, with a median 32 days on market. Right now 45 active and 21 pending listings put supply at about 3.8 months — a healthy 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.

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.

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.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.