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 23 closed sales in Bel Aire Woods Eighth Add in Orlando, FL since 2015, the most recent in August 2025. 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 Add is a built-out pocket in Orlando where the housing stock skews older — the median home dates to 1973, though the community spans construction from 1972 through 2015. With a median of roughly 1,849 living square feet, the floor plans here are practical rather than sprawling, and in a neighborhood this established, price is driven far less by square footage than by condition and how much updating a given home has absorbed over the decades.
Expect a wide spread between fully renovated homes and those still carrying original systems. About 68% of homes here carry a homestead exemption, which points to a stable, owner-occupied base and typically means fewer listings hitting the market at once. For a buyer, that scarcity rewards patience and readiness; for a seller, a genuinely updated home stands out in a field where most of the inventory shows its age.
Nearby homes for sale
No active listings inside Bel Aire Woods Eighth 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
This is a mature Orange County neighborhood of about 100 homes where the real variable is condition, not size — the closer a home is to move-in ready, the more it separates itself from the pack.
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 who want an established Orange County location and can budget for updates over time
- Renovation-minded buyers looking to buy on condition and add value
- Long-hold owners who value a stable, low-turnover neighborhood over new construction
Probably not for
- Buyers who want a turnkey, newly built home with modern systems throughout
- Anyone without room in the budget for potential roof, HVAC, or systems work
- Buyers who need to move quickly and can't wait for the right listing in a tight-inventory area
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.
Recent Developments in Bel Aire Woods Add
Development, infrastructure, retail, and school activity affecting Bel Aire Woods Add, 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 8 miles southeast of Bel Aire Woods Add, 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 Aire Woods Add, 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 Aire Woods Add, 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 northeast of Bel Aire Woods Add.
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 about 1 mile northeast of Bel Aire Woods Add.
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 Aire Woods Add, 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.
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.
Condition is the whole story
When a community's median build year sits in the early 1970s, the honest questions are about the bones: roof age, HVAC, electrical, plumbing, and whether the kitchen and baths have been touched. Two homes of nearly identical footprint can trade very differently depending on how much of that work has already been done. Budget for inspection here, and read the disclosures carefully.
The presence of newer construction reaching into 2015 means you'll occasionally find a home that breaks the older mold, but those are the exception. Most of what you'll tour is original-era housing at various stages of renovation, and that variety is the opportunity — there's room to buy at one condition level and improve, provided you go in with clear eyes on the cost.
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 low-turnover, condition-driven neighborhood, the value is in reading a specific home correctly — separating cosmetic from structural, and pricing the gap between as-is and updated. We do that homework before you write an offer or set a list price, so you're negotiating on the actual condition of the house rather than the headline square footage.
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 2015 (23 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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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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Common questions about Bel Aire Woods
Where is Bel Aire Woods?
Bel Aire Woods is a community in Orlando, Orange County, Florida, ZIP 32818.
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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