BELLA NOTTE/VIZCAYA PH 03 A C
Homes for Sale in ORLANDO, FL

BELLA NOTTE/VIZCAYA PH 03 A C market snapshot (as of August 2, 2026): the median sale price is about $612K ($274 per sq ft over the trailing 12 months of closed sales), and a median 91 days on market for closed sales. The trailing-12-month median is down 6% from the prior 12 months, computed from record-level Stellar MLS closed sales (4 closings in the current window).

BELLA NOTTE/VIZCAYA PH 03 A C is a community of 205 homes in ORLANDO, Orange County, built between 2002 and 2009 (median 2003), with a median living area of about 2,363 square feet. 52% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).

Bella Notte/Vizcaya is a small, fully established community in Orlando's Orange County, built out in the 2000s, where homes trade on condition rather than on a rush of new inventory. About half of the homes carry a homestead exemption, so this is a mix of long-term owners and investment or second-home stock.

With just 4 closings in the tracking window and a median of 90-plus days on market, this is a thin, slow-moving segment. That cuts two ways: comparable sales are scarce, so pricing takes judgment, and a well-prepared listing does not have much direct competition to fight. The homestead share of about 52% points to a settled ownership base rather than constant flipping, which tends to keep the housing stock more consistent from one street to the next.

The construction window of 2002 to 2009, with a median build year of 2003, means most homes are now past the age where original systems — roofs, HVAC, water heaters — start coming due. That is where the spread around the $612,500 median comes from: an updated home and a deferred-maintenance home in the same community will not price alike. Buyers should budget for inspection findings; sellers who have already handled the big-ticket items should document them.

In a low-volume, negotiable market like this one, the pricing work is everything — with only 4 recent closings, an off-the-shelf estimate is not enough. We read the actual comps, weigh condition and updates against the median, and build a strategy around the slower 90-day pace rather than pretending it is a fast market. That candor is the point.

Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.