Bella Notte/Vizcaya Ph 3
Homes for Sale in Orlando, FL
True comps, carrying-cost math, and listings before the portals.
Bella Notte/Vizcaya Ph 3 prices on space and age more than anything else. A median of $850,000 against a median 2,363 living square feet works out to roughly $274 a square foot, and with homes built between 2002 and 2009 (median year built 2003), condition and updates inside that build era are doing most of the work on where a given listing lands relative to that number.
A 17-day median days-on-market is fast by any measure, and the closings we're tracking span just three months of activity — this is a community where priced-right listings are not sitting. For sellers that argues for listing at a defensible number rather than testing the ceiling; for buyers it means being ready to move once a home in the right condition and price band surfaces, not circling back after a slow look.
The 60-Second Overview
Bella Notte/Vizcaya Ph 3 market snapshot (as of July 15, 2026): the median sale price is about $850K ($274 per sq ft over the trailing 12 months of closed sales), and a median 17 days on market for closed sales.
Bella Notte/Vizcaya Ph 3 is a community of 186 homes in Orlando, Orange County, built between 2002 and 2009 (median 2003.0), 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).
This is a 186-home community of early-to-mid-2000s construction in Orlando, with a slightly better than even split between homestead-designated ownership and non-homestead, pointing to a mix of primary residences and second-home or investment ownership.
Who Bella Notte/Vizcaya Ph 3 is best for.
Best for
- Buyers targeting a larger-footprint home (2,300+ square feet) from the early-to-mid 2000s building era
- Buyers comfortable moving quickly in a market with a 17-day median time on market
- Buyers or investors who have already confirmed occupancy patterns and are fine with a mixed homestead/non-homestead community
Probably not for
- Buyers whose budget is anchored well below the $850,000 median with little flexibility
- Buyers who want confirmed on-site community amenities as part of the purchase decision
- Buyers who want a slow, low-pressure search — this market has not been giving buyers that runway
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 15 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($850K) IS the median in the snapshot above.
Windows contain 0 to 3 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 %s through %s. Deemed reliable but not guaranteed.
The Bella Notte/Vizcaya Ph 3 buying strategy.
If we were buying in Bella Notte/Vizcaya Ph 3 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/Vizcaya Ph 3.
What the numbers actually say
At $850,000 median with a $274.28 per-square-foot median, this community sits at a price point where finish level and floorplan usability separate listings more than lot or location within the neighborhood. With every home built in a tight 2002–2009 window, buyers are comparing homes of similar age and construction style, which puts more weight on renovation history, maintenance record, and how a given floorplan has aged than on original build quality alone.
The homestead share just above half (52.2%) is worth noting for anyone evaluating turnover or rental-neighbor exposure — it suggests a meaningful share of non-homestead ownership alongside owner-occupied homes, which can mean a mix of long-term residents and second-home or leased properties. No community amenities are identified from current MLS listings, so buyers should verify directly whether this reflects an actual lack of shared amenities or simply a gap in how listings are being marketed, and price accordingly rather than assuming amenity value is baked into the median.
The location and the amenities are priced into every listing in Bella Notte/Vizcaya Ph 3. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market moving at a 17-day median clip, the difference between a good outcome and a missed one is usually preparation before the listing goes live or before you're ready to write an offer. We track this community's actual closings, not averages pulled from a wider zip code, so pricing conversations start from what's really happening in Bella Notte/Vizcaya Ph 3 rather than a citywide approximation.
Bella Notte/Vizcaya Ph 3 in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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/Vizcaya Ph 3 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/Vizcaya Ph 3 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/Vizcaya Ph 3, 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/Vizcaya Ph 3 home worth?
Get a no-obligation home value based on real comparable sales in Bella Notte/Vizcaya Ph 3, 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
What is the median home price in Bella Notte/Vizcaya Ph 3?
How long do homes in Bella Notte/Vizcaya Ph 3 take to sell?
How many homes are in Bella Notte/Vizcaya Ph 3?
What share of Bella Notte/Vizcaya Ph 3 is owner-occupied?
When were the homes in Bella Notte/Vizcaya Ph 3 built?
Do cash buyers compete in Bella Notte/Vizcaya Ph 3?
Who is the best real estate agent for Bella Notte/Vizcaya Ph 3?
How do I find a top Orlando real estate agent who knows Bella Notte/Vizcaya Ph 3?
Can Momentum Realty connect me with an agent for Bella Notte/Vizcaya Ph 3?
Should you buy in Bella Notte/Vizcaya Ph 3?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | Stellar MLS closed sales, 12-month windows ending July 15, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (2 streets, ZIP 32836)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2021 (5 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 your area comps.
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