Bel Air Shores
Homes for Sale in Orlando, FL
All 4,060 homes for sale in Orlando, FL · median $384,945 · 105 homes for sale in 32806 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 9 closed sales in Bel Air Shores Fifth Add in Orlando, FL since 2015, the most recent in April 2026. Across Orlando as a whole, 5,915 homes closed in the last 12 months at a median of $412,500, 41 median days on market, with 1,608 homes for sale today. At that median and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $6,880 ($6,210 with the full homestead exemption).
Bel Air Shores Add, in Orlando's Orange County, is not a community where the current data supports firm pricing conclusions. Only a single closing has come through the MLS in the most recent window, which is not enough transaction volume to establish a reliable trend line in either direction.
For a buyer or seller here, that means the posture has to be listing-by-listing rather than market-wide. Comparable sales outside this specific subdivision, and a close look at condition and lot specifics on any active listing, matter more than any aggregate stat would in a more active pocket.
Nearby homes for sale
No active listings inside Bel Air Shores Fifth Add 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 Add sits within Orlando in Orange County; current MLS activity has been limited, with a single closing recorded in the most recent tracking window, and no community amenities have been identified from active listings.
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.
Who Bel Air Shores is best for.
Best for
- A buyer targeting a specific home in this subdivision who is comfortable evaluating it on individual merits rather than neighborhood-wide trends
- A buyer working with an agent willing to dig into direct comparables from nearby Orlando subdivisions given the limited local transaction history
- A seller prepared to price based on a detailed condition and comparable analysis rather than an automated or trend-based estimate
Probably not for
- A buyer who wants to lean on published median-price or days-on-market statistics specific to this subdivision
- A buyer prioritizing a community with established shared amenities, since none have been identified from current listings
- A seller expecting a fast, high-volume comp set to support pricing strategy
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, 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.
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.
A Market With Thin Data
With just one closing in the current window, Bel Air Shores Add does not have the transaction depth to generate meaningful median-price or days-on-market trends right now. That is not a red flag about the neighborhood itself, it is simply a reflection of how few homes have changed hands recently through the MLS.
No community amenities have surfaced in current listings, which suggests this is a straightforward residential subdivision rather than one built around a clubhouse, pool, or similar shared feature. Buyers evaluating this area should treat individual listing details, not neighborhood-wide averages, as the primary source of truth until more transactions accumulate.
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 thinly traded, generic comps and automated estimates are close to useless. We pull actual listing history, walk the specific property, and lean on direct comparables from adjacent Orlando subdivisions to give you a grounded read rather than a guess.
Bel Air Shores 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 Bel Air Shores 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 Shores 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 Shores, 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 Shores home worth?
Get a no-obligation home value based on real comparable sales in Bel Air Shores, 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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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: September 14, 2026) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2015 (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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Bel Air Shores Add fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Bel Air Shores
Where is Bel Air Shores?
Bel Air Shores is a community in Orlando, Orange County, Florida, ZIP 32806.
Are there homes for sale in Bel Air Shores right now?
No active listings inside Bel Air Shores at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Bel Air Shores have an HOA or CDD?
No HOA is on record for Bel Air Shores in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Nearby Communities
Explore more neighborhoods near Bel Air Shores with Momentum Realty’s local guides.
Bel Air Shores Fifth Add Market Scorecard
Bel Air Shores Fifth Add is currently a no active listings market. Limited supply, a median asking price of n/a.
Typical home value in the 32806 ZIP is $439,817, right around the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.