Bel-Aire Woods
Homes for Sale in Orlando, FL
All 4,060 homes for sale in Orlando, FL · median $384,945 · 61 homes for sale in 32818 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 7 closed sales in Bel-Aire Woods 8Th Add in Orlando, FL since 2005, the most recent in April 2014. 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-Aire Woods 8th Add is a 95-home pocket where the build era does most of the talking. The median year built sits at 1973, but the range runs all the way to 2015, so this is a neighborhood of original mid-century stock mixed with a handful of newer or heavily rebuilt homes. That spread means condition, not square footage, is the real variable a buyer or seller has to negotiate around.
A homestead share of 68.4% tells you this is a low-turnover pocket — most owners have been here long enough to file for the exemption, which usually means fewer speculative flips and a market that moves on individual home condition rather than broad community momentum. With no HOA amenities identified in current MLS data, value here is tied to the house and the lot, not shared community features.
Nearby homes for sale
No active listings inside Bel-Aire Woods 8Th 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-Aire Woods 8th Add is a small, established pocket in Orlando (Orange County) where original-era homes from the early 1970s sit alongside later infill built as recently as 2015, with a typical home running around 1,849 square feet.
Stellar MLS sales records identify 299 homes in Bel-Aire Woods that have changed hands since 2004, built between 1968 and 1979 (median 1971), with a median living area of about 1,842 sq ft and a typical 4-bedroom, 2-bath layout; 100% 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-Aire Woods is best for.
Best for
- Buyers comfortable evaluating a home on its own condition rather than relying on uniform community-wide standards.
- Buyers seeking a lower-turnover pocket of Orlando with a long-established owner base.
- Buyers who want a straightforward home purchase without HOA dues tied to shared amenities.
Probably not for
- Buyers who want move-in-ready certainty without budgeting for inspection contingencies given the wide build-year spread.
- Buyers specifically seeking community amenities such as a pool or clubhouse as part of the purchase.
- Buyers wanting a uniform, single-era housing stock rather than a mix of original and newer construction.
The market around Bel-Aire Woods
Bel-Aire Woods is too small for its own price trend, so here is the market around it.
In ZIP 32818, 148 homes are on the market and 32% are under contract — a fast-moving corner of Orlando.
Across Orange County, 5,909 homes are active and 1,877 pending (24% under contract).
In ZIP 32818 (Orlando), 332 homes closed in the last 12 months at a median of $336K ($203/sq ft), up 1.1% year over year, with a median 29 days on market. Right now 29 active and 20 pending listings put supply at about 3.2 months — a healthy market. See the live ZIP 32818 housing market and the Orange County market.
ZIP and county figures describe the wider market, not Bel-Aire Woods specifically. Momentum Research analysis of MLS records.
Bel-Aire Woods Add by the numbers
From county property records and closed MLS sales for the Bel-Aire Woods Add subdivision: 19 homes on record; built 1973; typical size about 1,872 heated sq ft; 4 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2009 | 3 | $64,000 |
| 2010 | 1 | $50,000 |
| 2011 | 4 | $62,500 |
| 2012 | 2 | $65,000 |
| 2013 | 3 | $74,900 |
| 2014 | 2 | $105,500 |
Newest recorded sale: $118,000 on 2014-04-30.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
The Bel-Aire Woods buying strategy.
If we were buying in Bel-Aire Woods 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-Aire Woods.
A neighborhood built in two eras
The 1972-to-2015 build range is the story to understand before touring here. A median year built of 1973 confirms the core of the neighborhood is original 1970s construction — homes that may carry original systems, layouts, or partial updates depending on ownership history. The newer entries in the range, likely infill or rebuilds, will present very differently in terms of mechanicals and finish. Two homes at the same square footage can be in entirely different stages of their lifecycle here, so a condition-focused inspection matters more than usual.
The 68.4% homestead share is worth sitting with. It signals a base of owners who have held their homes long enough to establish primary-residence status, which typically correlates with fewer distressed or transient sales and a market where inventory turns over slowly. Combined with no identified community amenities, this reads as a straightforward, unadorned housing stock — buyers are paying for the home and the lot, not a clubhouse or pool system.
The location and the amenities are priced into every listing in Bel-Aire Woods. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a neighborhood spanning four decades of construction, the difference between a well-maintained original and a home needing full system replacement is not always obvious from photos or square footage alone. We walk the build-era distinctions with you, help you weigh inspection findings against the low-turnover pattern the homestead data suggests, and price offers around actual condition rather than neighborhood averages.
Bel-Aire Woods 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-Aire Woods 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-Aire Woods sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bel-Aire Woods, 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-Aire Woods home worth?
Get a no-obligation home value based on real comparable sales in Bel-Aire Woods, 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-Aire Woods?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2005 (7 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-Aire Woods Add fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Bel-Aire Woods
Where is Bel-Aire Woods?
Bel-Aire Woods is a community in Orlando, Orange County, Florida, ZIP 32818.
How many homes are in Bel-Aire Woods?
County property records list 19 homes in Bel-Aire Woods, built between 1973 and 1973; the typical home is about 1,872 heated square feet.
What do homes in Bel-Aire Woods sell for?
Bel-Aire Woods has no MLS sales in the last 12 months. The most recent year with recorded sales on file is 2014 (2 sales, median $105,500). For context, ZIP 32818 has 148 homes on the market with 32% under contract.
Are there homes for sale in Bel-Aire Woods right now?
No active listings inside Bel-Aire Woods 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-Aire Woods have an HOA or CDD?
No HOA is on record for Bel-Aire Woods 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.
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