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.
Over the 12 months ending 2026-09-12, 3 recorded sales closed at a median of $358,000, $178 per square foot, a median 15 days on market, sellers accepting 90% of original asking. Homes listed or recently sold were built 1971 - 1972; none of the 6 geocoded homes sit in a FEMA special flood hazard zone (median elevation 129 ft). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $5,970 ($5,300 with the full homestead exemption).
With zero active listings against 195 total homes, this is a market defined by what isn't for sale rather than what is. The four recorded closings that anchor this snapshot put the median price at $344,000, or about $160.54 per square foot on a median home of 1,819 square feet - figures that reflect a stock of homes built mostly between 1951 and 1993 (median year built 1971), where condition and updates drive value more than location within the pocket.
A median 30 days on market for the homes that did close suggests these sell in a normal timeframe once priced correctly, but with no current inventory to benchmark against, buyers and sellers are working from recent closings rather than live competition. That puts more weight on a realistic, comp-driven number than on watching what else is listed nearby, since right now there's nothing else listed nearby.
The 60-Second Overview
Bel Aire Woods market snapshot (as of September 12, 2026): the median sale price is about $358K ($178 per sq ft over the trailing 12 months of closed sales), and a median 15 days on market for closed sales.
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.
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.
Bel Aire Woods Fifth Add is a small, built-out Orlando pocket of 195 homes with no current MLS listing activity, so recent closings - not live inventory - are the best read on where value sits.
The setting & the homes.
Aerial and on-site photos of Bel Aire Woods. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Bel Aire WoodsPhotos from Stellar MLS listings in Bel Aire Woods; content deemed reliable but not guaranteed.
Who Bel Aire Woods is best for.
Best for
- A buyer comfortable evaluating an individual home on its own condition and comps rather than against live competing listings.
- Someone targeting a home built in the mid-20th century range (1951 - 1993) who wants to budget for updates as part of the purchase.
- A buyer or investor watching this pocket for the next listing to surface, using recent closings to set an offer strategy in advance.
Probably not for
- Anyone who wants to tour several active listings in the same community before deciding - there is currently none to see.
- A buyer set on a recently built home with modern systems throughout, given the 1951 - 1993 build range.
- Someone who needs built-in community amenities as part of the purchase, since none have been identified here from current MLS data.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($358K) IS the median in the snapshot above.
Windows contain 0 to 5 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2026. Deemed reliable but not guaranteed.
BEL AIRE WOODS FIFTH ADD Market Scorecard
BEL AIRE WOODS FIFTH ADD is currently a no active listings market. Limited supply, a median asking price of n/a.
Typical home value in the 32818 ZIP is $343,190, about 14.2% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Bel Aire Woods Fifth Add Orlando, ORLANDO
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Based on Stellar MLS data distributed by MLS GRID for the period September 2026 through September 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Bel Aire Woods
Live MLS inventory for Bel Aire Woods. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Bel Aire Woods listings as of 2026-09-14, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2026. Tap any home to ask about it.
Bel Aire Woods on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
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 closed book, for now
The homestead share here sits at 53.7%, meaning just over half of the homes are owner-occupied under a homestead exemption - a useful marker of a community with a meaningful base of longer-term ownership rather than heavy churn, even though it says nothing about who lives in any given house.
With homes spanning a 1951-to-1993 build range and a median year built of 1971, the housing stock varies in age and likely in mechanical and structural updates from one property to the next. That spread is a bigger driver of what a given home is worth than any neighborhood-wide trend, which is consistent with a per-square-foot median of $160.54 that will move a lot depending on the individual home's condition.
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 pocket with zero active listings, there's no live market to simply browse - pricing and timing decisions have to be built from the last closings and the specifics of the home itself. We track what has actually sold in Bel Aire Woods Fifth Add and can help a buyer or seller build a number that holds up, rather than guessing off a stale online estimate.
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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Frequently Asked Questions
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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
| Live listings | Stellar MLS, refreshed twice daily (last: September 14, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2014 (24 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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