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 14 closed sales in Bel Aire Woods Third Add in Orlando, FL since 2016, the most recent in March 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 Aire Woods Add is a small, established pocket of 68 homes built between 1968 and 1980, with a median build year of 1969. That age band means pricing here is driven almost entirely by condition and updates rather than floor plan novelty — two homes on the same street can present very differently depending on what's been touched mechanically and cosmetically over five-plus decades.
With only one closing in the most recent window, this is not a community where you can lean on a fresh comp set. Sellers should expect buyers (and their lenders) to scrutinize condition closely, and buyers should expect that pricing conversations will be built more on individual home inspection than on recent neighborhood sales.
Nearby homes for sale
No active listings inside Bel Aire Woods Third 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
A tucked-in, older-vintage section of Orlando in Orange County where the housing stock — 68 homes with a median living area of 1,747 square feet — reflects a period of steady, modest-footprint construction rather than a builder-community layout.
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
- A buyer comfortable evaluating an older-vintage home on its own mechanical and cosmetic merits rather than by neighborhood trend.
- Someone seeking a smaller, established Orlando neighborhood without a clubhouse or shared-amenity fee.
- A buyer planning to hold long term, in line with the high owner-occupancy signal here.
Probably not for
- A buyer who wants a deep, recent comp set to benchmark price against before making an offer.
- Someone prioritizing community amenities like a pool, clubhouse, or organized common space.
- A buyer who wants new or near-new construction rather than a home built between 1968 and 1980.
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.
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.
What the numbers actually say
The build years span 1968 to 1980, with the median landing at 1969 — this is a first- and second-generation Orlando neighborhood, not a recent development. There's no community amenities package identified in current MLS listings, which tells you the appeal here is the home and the location, not a clubhouse or shared recreation.
Roughly 71% of homes carry a homestead exemption, a signal that a meaningful share of this small inventory is owner-occupied rather than turned over as investment or rental stock. Combined with just one closing in the latest window, that points to a community where inventory moves slowly and each listing should be evaluated on its own condition and history rather than against a broad, active comp set.
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 community this small and this thin on recent activity, pricing a home well — or knowing what you're really paying for — comes down to homework most agents skip: pulling permit history, understanding what condition-driven value swings look like for a 1968-1980 build era, and not leaning on stale or borrowed comps. That's the work we do before we advise a number.
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
| 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 2016 (14 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.
Nearby Communities
Explore more neighborhoods near Bel Aire Woods with Momentum Realty’s local guides.
Bel Aire Woods Third Add Market Scorecard
Bel Aire Woods Third 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: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.