Bella Notte At Vizcaya
Homes for Sale in Orlando, FL
All 4,095 homes for sale in Orlando, FL · median $379,900 · 131 homes for sale in 32836 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, the MLS records 17 closed sales in Bella Notte At Vizcaya Ph 03 in Orlando, FL since 2005, the most recent in July 2026. Across Orlando as a whole, 6,171 homes closed in the last 12 months at a median of $415,000, 42 median days on market, with 1,694 homes for sale today. At that median and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $6,920 ($6,250 with the full homestead exemption).
Part of the Vizcaya master-planned community in Orlando, FL — see all Vizcaya homes for sale (17 listings across 15 villages and sections in the MLS).
| Location | Orlando, Orange County, FL · ZIP 32836 |
|---|---|
| Homes in the community | 205 (FL DOR 2025 assessment roll) |
| Years built | 2002–2009 (median 2003) |
| Typical living area | 2,363 sq ft (median) |
| Owner-occupied (homestead) share | 52% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2005 through 2026; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Bella Notte At Vizcaya Ph 03 key facts,” movewithmomentum.com/neighborhoods/bella-notte-at-vizcaya-ph-03, data as of September 20, 2026.
Bella Notte at Vizcaya Ph 03 is a single-phase build from the early-to-mid 2000s, with a median year built of 2003 and homes running through 2009. That narrow construction window means the housing stock reads consistently in age and layout, so the spread in what a given home commands mostly comes down to condition, updates, and how the individual unit was maintained rather than era or build type.
With just over half of the 205 homes carrying a homestead exemption, ownership here is a fairly even mix of owner-occupants and non-homesteaded owners, which typically means more listings turning over from investment or secondary ownership than in a community skewed heavily toward one or the other. For a buyer, that can mean more variability in how a home was cared for; for a seller, it means presentation and documented updates do real work in a market where the base product is similar house to house.
Nearby homes for sale
No active listings inside Bella Notte At Vizcaya 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
Bella Notte at Vizcaya Ph 03 in Orlando is a 205-home community built out between 2002 and 2009, with a median home size of 2,363 square feet. Current MLS listings show no identified community amenities, so buyers should treat this as a straightforward housing product rather than an amenity-driven purchase.
Stellar MLS sales records identify 53 homes in Bella Notte At Vizcaya that have changed hands since 2004, built between 2003 and 2004 (median 2003), with a median living area of about 2,369 sq ft and a typical 3-bedroom, 2.5-bath layout. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 12 qualified sales in Bella Notte At Vizcaya across 2024–2025 (4 in 2024, 8 in 2025), median $648,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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 Bella Notte At Vizcaya is best for.
Best for
- Buyers who want a home from a consistent early-2000s build era without amenity fees or shared facilities to factor in
- Buyers comfortable evaluating each home individually on condition and updates rather than relying on a uniform community standard
- Buyers looking for a straightforward Orlando housing option in Orange County outside of a resort-style or master-planned amenity structure
Probably not for
- Buyers who want an active clubhouse, pool, or other shared amenity as part of daily use
- Buyers who prefer a community where nearly all homes are owner-occupied with a long, uniform ownership history
- Buyers unwilling to budget time for condition-by-condition inspection given the mixed ownership mix
The market around Bella Notte At Vizcaya
Bella Notte At Vizcaya is too small for its own price trend, so here is the market around it.
In ZIP 32836, 153 homes are on the market and 16% are under contract — a slower corner of Orlando.
Across Orange County, 5,774 homes are active and 1,755 pending (23% under contract).
In ZIP 32836 (Orlando), 318 homes closed in the last 12 months at a median of $740K ($298/sq ft), up 3.5% year over year, with a median 44 days on market. Right now 56 active and 13 pending listings put supply at about 5.0 months — a balanced market. See the live ZIP 32836 housing market and the Orange County market.
ZIP and county figures describe the wider market, not Bella Notte At Vizcaya specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Bella Notte At Vizcaya Ph 03, 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.
The Bella Notte At Vizcaya buying strategy.
If we were buying in Bella Notte At Vizcaya 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 Bella Notte At Vizcaya.
A consistent build era, an uneven ownership mix
The community's construction timeline is tight, 2002 through 2009 with a median year built of 2003, which means most homes share a similar generation of systems, finishes, and structural style. That consistency simplifies comparisons between listings, since buyers are largely evaluating condition and updates rather than reconciling very different build eras within the same community.
The homestead share sitting just over half (52.2%) is worth noting for anyone doing diligence here. It suggests roughly an even split between owner-occupied homes and those held as rentals or secondary property, which can translate into a wider range of maintenance histories across listings. Buyers should expect to do more legwork on inspection and repair history per home rather than assuming a uniform standard across the community.
The location and the amenities are priced into every listing in Bella Notte At Vizcaya. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community where the homes are similar in age and size but ownership history varies, the difference between listings often isn't visible from photos or a listing sheet. We walk the property history, cross-check condition against what's typical for a 2002-2009 build, and help buyers and sellers price accurately in a market where presentation, not scarcity, drives outcomes.
Bella Notte At Vizcaya 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 Bella Notte At Vizcaya 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 Bella Notte At Vizcaya sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bella Notte At Vizcaya, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bella Notte At Vizcaya home worth?
Get a no-obligation home value based on real comparable sales in Bella Notte At Vizcaya, 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
How many homes are in Bella Notte At Vizcaya?
What share of Bella Notte At Vizcaya is owner-occupied?
When were the homes in Bella Notte At Vizcaya built?
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Where is Bella Notte At Vizcaya, and what county is it in?
Should you buy in Bella Notte At Vizcaya?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32836)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2005 (17 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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