Bella Notte/Vizcaya
Homes for Sale in Orlando, FL

Bella Notte/Vizcaya market snapshot (as of September 20, 2026): the median sale price is about $612K ($274 per sq ft over the trailing 12 months of closed sales), a median 91 days on market for closed sales, and 3.0 months of supply, a balanced market. 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).

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.

County records show 12 qualified sales in Bella Notte/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.

Bella Notte/Vizcaya 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.

• Bay Meadows Elem · Elementary
• Southwest Middle · Middle
• Dr. Phillips High · High

Zoned schools reflect the assignments reported on recent Bella Notte/Vizcaya listings and can change; always confirm with Orange County Public Schools for a specific address.

Buying with schools in mind? We can confirm the exact zoned schools for any Bella Notte/Vizcaya address.

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.

Listings in this community report association dues of about $324 per month ($3,888 a year) — the median AssociationFee across 110 MLS records, normalised to a monthly figure; most are billed quarterly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.

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