Bella Oaks
Homes for Sale in Port Orange, FL
All 283 homes for sale in Port Orange, FL · median $318,990 · 32 townhomes for sale in Port Orange · 122 homes for sale in 32129 · Volusia County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of Aegidius Warmerdam, Miller Real Estate and Assoc. · via DBAMLS
As of October 2026, Bella Oaks in Port Orange, FL has 4 homes for sale and 2 pending, asking from $220,000 to $270,000 (median $250,200). Homes listed or recently sold were built 2020–2022; 10 of 10 report an HOA (median $148/mo); 7 of the 10 geocoded homes sit in a FEMA special flood hazard zone (median elevation 29 ft).
| Location | Port Orange, Volusia County, FL |
|---|---|
| Home types (current listings and sales) | townhouses 100% |
| Amenities listed by sellers | Maintenance Grounds, Playground, Security System Leased, Closed Circuit Camera(s), Dog Park, Other |
| For sale right now | 5 active, 1 pending · median asking $259,500 · 30.0 months of supply |
Data as of July 12, 2026. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Market figures describe homes, not residents. Cite as: Momentum Realty, “Bella Oaks key facts,” movewithmomentum.com/neighborhoods/bella-oaks-port-orange, data as of July 12, 2026.
Last 30 days in Bella Oaks: 3 new listings (median asking $258,000), 2 under contract right now, 1 closed sale (median $250,000). As of October 9, 2026, © 2026 Daytona Beach Area Association of REALTORS®, Inc.
Homes For Sale Right Now in Bella Oaks
Live MLS inventory for Bella Oaks. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 2 daysTop listing
Active · 18 days
Active · 291 days
Active · 25 days
Pending · 17 days
Pending · 145 daysActive and pending Bella Oaks listings as of 2026-10-10, priced high to low. © 2026 Daytona Beach Area Association of REALTORS®, Inc. Tap any home to ask about it.
Every Home for Sale in Bella Oaks Port Orange Right Now (6)
All 6 active and pending Bella Oaks Port Orange listings with a detail page, newest first, refreshed twice a day from the MLS.
- 84 Bella Lago Circle · $270,000 · 2 bd / 2.5 ba · listed Oct 8, 2026 · listed by EXP Realty LLC
- 33 E Bella Lago Circle · $258,000 · 2 bd / 2.5 ba · listed Sep 22, 2026 · listed by Coldwell Banker Premier Properties
- 55 Bella Lago Circle · $220,000 · 3 bd / 2.5 ba · listed Sep 14, 2026 · listed by Keller Williams Realty Florida Partners
- 65 Bella Lago Circle · $282,000 · 3 bd / 2.5 ba · pending · listed Sep 8, 2026 · listed by RE/MAX Signature
- 58 Bella Oaks Drive · $242,400 · 2 bd / 2.5 ba · listed Jul 11, 2026 · listed by Realty Pros Assured
- 60 Bella Oaks Drive · $242,900 · 3 bd / 2.5 ba · pending · listed Jul 11, 2026 · listed by Collado Real Estate
Bella Oaks Port Orange is a Port Orange neighborhood in Volusia County with five active listings and thirty months of inventory. That deep buyer-leaning market means sellers face extended timelines and buyers hold negotiating leverage. Without median price data, condition and location within the community drive value—expect meaningful variation between properties based on lot position, updates, and maintenance.
The HOA covers grounds maintenance and trash, plus maintains a playground, park, and dog park. For buyers, the thirty-month supply creates room to be selective and negotiate. For sellers, pricing must be sharp and the property must show well; this is not a market that rewards aspirational pricing or deferred maintenance.
Bella Oaks right now
🟢 Buyer-leaning market. 30.0 months of supply and 17% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of DBAMLS records, as of July 12, 2026. Confidence: Medium (6 active and pending listings, 0 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 10, 2026 · Live data: DBAMLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
A Port Orange neighborhood with community-maintained amenities and a deep inventory that tilts negotiating power firmly toward buyers.
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.
The setting & the homes.
Aerial and on-site photos of Bella Oaks. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Bella Oaks
Bella Oaks
Bella Oaks
Bella Oaks
Bella Oaks
Bella OaksPhotos from DBAMLS listings in Bella Oaks; content deemed reliable but not guaranteed.
Who Bella Oaks is best for.
Best for
- Buyers who want time to compare inventory and negotiate from a position of strength in a deep market.
- Owners seeking HOA-maintained grounds, trash service, and community amenities without exterior maintenance burdens.
- Budgets flexible enough to prioritize condition and updates, since condition will drive value in a slow market.
Probably not for
- Sellers who need to close quickly or expect competitive offers—thirty months of supply means extended timelines.
- Buyers seeking a hot market or appreciation momentum—this is a buyer-leaning environment with ample inventory.
- Anyone averse to HOA dues or who prefers full control over exterior property decisions and amenities access.
The market around Bella Oaks
Bella Oaks is too small for its own price trend, so here is the market around it.
Across Volusia County, 4,230 homes are active and 1,084 pending (20% under contract).
ZIP and county figures describe the wider market, not Bella Oaks specifically. Momentum Research analysis of MLS records.
Bella Oaks on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from DBAMLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Bella Oaks
- Playground · reported on 3 of 5 listings
- Maintenance Grounds · reported on 3 of 5 listings
- Park · reported on 2 of 5 listings
- Trash · reported on 1 of 5 listings
- Dog Park · reported on 1 of 5 listings
Community amenities as reported across DBAAR listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Volusia County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Horizon · Elementary
- Silver Sands · Middle
- Atlantic · High
Zoned schools reflect the assignments reported on recent Bella Oaks listings and can change; always confirm with Volusia County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Bella Oaks address.
Shop the zone: Homes zoned for Atlantic High School
Recent Developments in Bella Oaks
Development, infrastructure, retail, and school activity affecting Bella Oaks, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
Manufacturing and technology job fair set for Oct. 15 at Daytona State
Germfree, B. Braun, Teledyne, Embler Control Systems, Bylight, Pall Corporation and the Electrical Training Alliance will recruit at the Advanced Technology College on Williamson Boulevard in Daytona Beach. The fair runs 2:30 to 5:30 p.m., with a morning session for Volusia high school students.
What it may mean for the marketShows active hiring by regional manufacturing and technology employers. The site is about 4 miles northwest of Bella Oaks.
Source: FlaglerLive - October 2026Parks & Amenities
Volusia County approves $13 million in ECHO grants for 10 projects
The council approved grants including $2.5 million each for Edgewater, Daytona Beach and the D Ranch Preserve nature center, plus a 250-foot Halifax River pier in Holly Hill, a boat dock in New Smyrna Beach, a DeBary splash pad and Port Orange's Willow Run Park.
What it may mean for the marketFunds new waterfront access and park amenities across several Volusia communities. The site is about 8 miles north of Bella Oaks.
Source: WFTV - September 2026Infrastructure
Port Orange council upholds award of $14.4 million Cambridge Canal pump station contract
The council voted 5-0 on Sept. 15 to deny a bid protest, keeping the $14.4 million contract with Gregori Construction for the Cambridge Canal and Pump Station upgrade. It is the city's largest stormwater project and aims to reduce flooding and tidal impacts. A formal contract award returns to the council.
What it may mean for the marketStormwater capacity upgrades bear on flood-risk management for nearby Port Orange areas. The site is about 1 mile east of Bella Oaks.
Source: Hometown News Volusia - September 2026Infrastructure
VoTran changes routes Oct. 4, adds DeLand express and discontinues two routes
Route 61X adds weekday service between the Transfer Plaza and the DeLand ITF via I-4, while Routes 33 and 70 are discontinued. A new VoRide Sunday zone in the Daytona Beach area replaces fixed Sunday service on Routes 3, 4, 10 and 15. The County Council approved the changes on June 16.
What it may mean for the marketChanges commute options between Daytona Beach and DeLand and shifts some service to on-demand rides. The site is about 5 miles north of Bella Oaks.
Source: Hometown News Volusia - May 2026Development
Daytona Beach approves Avalon Park Daytona, a master-planned community of about 8,800 homes west of I-95
Daytona Beach commissioners approved Avalon Park Daytona in May 2026, clearing the way for a master-planned community of about 8,800 homes on land west of Interstate 95. The approval also allows commercial and mixed-use space as the project builds out over many years.
What it may mean for the marketA large new master-planned community adds substantial future housing supply west of Interstate 95, a shift that can influence competition and pricing for existing communities in the area. The site is about 7 miles northwest of Bella Oaks.
Source: Observer Local News - March 2026Infrastructure
FDOT builds a new $75 million I-95 interchange at Pioneer Trail near New Smyrna Beach
The Florida Department of Transportation is building a new $75 million interchange on Interstate 95 at Pioneer Trail near New Smyrna Beach. The roughly 2-mile project widens Pioneer Trail to four lanes and adds a roundabout at Turnbull Bay Road, with construction underway in 2026.
What it may mean for the marketA new interstate interchange improves access and shortens drive times in southeast Volusia, the kind of infrastructure that has historically shaped where demand and new development concentrate. The site is about 6 miles south of Bella Oaks.
Source: Florida DOT (cflroads)
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
The Bella Oaks buying strategy.
If we were buying in Bella Oaks 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Oaks.
What actually sets the price
Bella Oaks Port Orange sits in Volusia County with five homes currently listed and thirty months of supply on hand. That inventory depth is the story: buyers can take their time, compare thoroughly, and negotiate from a position of strength. Sellers need realistic pricing and homes that show move-in ready.
The community includes a playground, park, dog park, and HOA-managed grounds maintenance and trash service. These amenities are reported across MLS listings; confirm current access and any use restrictions directly with the HOA. Without sales data, it's impossible to quantify a price premium for amenities, but maintained common areas and low-maintenance living appeal to specific buyer profiles.
Port Orange location means access to coastal Volusia amenities without beachfront pricing. The thirty-month supply suggests this is a patient market—homes move when they're priced right and show well, not because inventory is tight. Buyers should treat that depth as leverage; sellers should treat it as a mandate for honesty about condition and value.
The location and the amenities are priced into every listing in Bella Oaks. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
Momentum Realty brokers this market with no spin. In a thirty-month supply environment, we price properties based on condition and true comp analysis, not wishful thinking. For buyers, we use that inventory depth to negotiate hard and find the right fit—not just the first available home. We verify HOA amenities, flag deferred maintenance, and walk away from deals that don't make sense. You get honest guidance whether the market is hot or cold, and in Bella Oaks Port Orange right now, cold is the reality.
Bella Oaks in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $148/month (about $1,776/yr) · median of 86 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $148 per month ($1,776 a year) — the median AssociationFee across 86 MLS records, normalised to a monthly figure; most are billed monthly. 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.
Tools for a Bella Oaks 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 Oaks sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bella Oaks, 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 Oaks home worth?
Get a no-obligation home value based on real comparable sales in Bella Oaks, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Port Orange →
Recently off market in Bella Oaks
Homes in Bella Oaks that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 3 on record.
- 57 Bella Lago Circle · off market
- 60 Bella Lago Circle · off market
- 64 Bella Oaks Drive · off market
Bella Oaks Market Scorecard
Bella Oaks is currently a balanced market. About 12.0 months of supply, a median asking price of $250,200, and homes go under contract in about 21.5 days.
Typical home value in the 32129 ZIP is $285,421, about 12.7% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: © 2026 Daytona Beach Area Association of REALTORS®, Inc. Refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
More Port Orange home searches
- All homes for sale in Port Orange, FL
- Homes for sale in Volusia County, FL
- Port Orange pool homes for sale
- Port Orange waterfront homes for sale
- Gated communities in Port Orange
- Port Orange golf course homes
- Homes under $300K in Port Orange
- Homes from $300K to $500K in Port Orange
- 4-bedroom homes for sale in Port Orange
- Port Orange home values: what is my house worth?
Frequently Asked Questions
Is Bella Oaks a buyer's or seller's market right now?
Who is the best real estate agent for Bella Oaks?
How do I find a top Port Orange real estate agent who knows Bella Oaks?
Can Momentum Realty connect me with an agent for Bella Oaks?
Where is Bella Oaks, and what county is it in?
Should you buy in Bella Oaks?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | DBAMLS, refreshed twice daily (last: October 10, 2026) |
| Under-contract shares | DBAMLS records, as of 2026-07-12 |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of DBAMLS 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.
Own a home here?
You just read the data. Now see what your home is worth.
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 DBAMLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Bella Oaks fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Bella Oaks with Momentum Realty’s local guides.