BELLA VISTA/TIVOLI WOODS
Homes for Sale in ORLANDO, FL
True comps, carrying-cost math, and listings before the portals.
There is no closed-sales data in the current snapshot for Bella Vista Tivoli Woods, and only two active listings on the market. That is a thin enough sample that we would caution against drawing pricing conclusions from it - this is a read on inventory and condition, not on trend.
With homes built between 2003 and 2009 (median 2005) and a typical layout around 1,985 square feet, most pricing variation here will come down to individual updates and lot position rather than era or floor plan. In a market with this few active listings, a well-priced, well-maintained home can move with less competition than in larger communities nearby - but sellers also have less comparable data to lean on when setting a number.
The setting & the homes.
Aerial and on-site photos of BELLA VISTA/TIVOLI WOODS. Swipe to explore the community.
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BELLA VISTA/TIVOLI WOODSWho BELLA VISTA/TIVOLI WOODS is best for.
Best for
- A buyer looking for a smaller, single-phase community rather than a sprawling new-construction subdivision
- Someone comfortable waiting for the right listing in a low-inventory pocket rather than choosing among many active homes
- A buyer who values shared amenities like a pool, playground, and basketball court within the community
Probably not for
- Anyone needing to compare several active listings side by side before deciding - there is rarely more than a couple on the market at once
- A buyer who wants a very recently built home; this community's construction run ended in 2009
- Someone relying on recent closed-sale data to negotiate price - that data is not currently available for this community
The market around BELLA VISTA/TIVOLI WOODS
BELLA VISTA/TIVOLI WOODS is a small community — 16 recorded sales on file, most recently in 2025 — too few for its own price trend. Here is the market around it.
In ZIP 32829, 143 homes are on the market and 27% are under contract — a steady corner of ORLANDO.
Across Orange County, 5,873 homes are active and 2,054 pending (26% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not BELLA VISTA/TIVOLI WOODS specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in BELLA VISTA/TIVOLI WOODS, 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 August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in BELLA VISTA/TIVOLI WOODS
Live MLS inventory for BELLA VISTA/TIVOLI WOODS. 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 and pending BELLA VISTA/TIVOLI WOODS listings as of 2026-08-18, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2024. Tap any home to ask about it.
Life at BELLA VISTA/TIVOLI WOODS
- Park · reported on 2 of 2 listings
- Playground · reported on 2 of 2 listings
- Pool · reported on 2 of 2 listings
- Basketball Court · reported on 1 of 2 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Orange County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Hidden Oaks Elem · Elementary
- Liberty Middle · Middle
- Colonial High · High
Zoned schools reflect the assignments reported on recent BELLA VISTA/TIVOLI WOODS 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 VISTA/TIVOLI WOODS address.
Recent Developments in Bella Vista Tivoli Woods
Development, infrastructure, retail, and school activity affecting Bella Vista Tivoli Woods, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Capstone begins construction on The Gateway luxury apartments
Capstone Building Corp began construction on The Gateway, a 270-unit apartment community at 7250 Shadowridge Drive in Orlando, developed by JBL Development. The five-story gated project spans more than 417,000 square feet and is expected to be completed in late 2027. Amenities include a saltwater pool, fitness center, pickleball court, and a clubhouse with a restaurant and bar.
What it may mean for the marketAdds 270 market rate apartments in a five story building with resort style amenities, expanding the local rental housing stock in the Airport Lakes area of south Orlando. The project is about 6 miles southwest of Bella Vista Tivoli Woods, elsewhere in Orange County.
Source: Construction Owners - July 2026Development
Orange County opens Enclave at Canopy Park with 104 affordable units
Orange County opened The Enclave at Canopy Park, a 104-unit affordable apartment community at 4440 Canopy Park Loop developed by Archway Partners. The county contributed 3 million dollars from its Affordable Housing Trust Fund. The community includes one and two bedroom homes plus a community center, fitness center, technology lab, and EV charging.
What it may mean for the marketAdds 104 income-restricted apartment homes to the local rental supply along with new community amenities and green-certified construction. The project is about 9 miles west of Bella Vista Tivoli Woods, elsewhere in Orange County.
Source: ClickOrlando - July 2026Civic
Orange County previews new Innovation Center on West Colonial Drive
Orange County previewed its new Innovation Center at 7149 West Colonial Drive, located within the county's Multicultural Center and Senior Center complex, with an official opening set for Fall 2026. The center will offer technology programs including 3D printing and makerspace prototyping through the Orange County Library System, plus career exploration and workforce training through CareerSource Central Florida.
What it may mean for the marketAdds a county operated civic and technology facility with library and workforce programming to the West Colonial corridor. The project is about 13 miles west of Bella Vista Tivoli Woods, elsewhere in Orange County.
Source: Orange County Newsroom - June 2026Development
Mixed-use high-rise redesigned for 924 and 934 North Magnolia Avenue
A redesigned 17-story mixed-use high-rise was proposed for 924 and 934 North Magnolia Avenue in Orlando's North Quarter district by Acram Group. The project would include 350 residential units, about 3,300 square feet of ground-floor commercial space, and a parking garage with 510 spaces, replacing two 1972 office buildings. A public plaza is planned at the corner of Magnolia and Weber Street.
What it may mean for the marketWould replace two aging office buildings with 350 residences, ground floor retail, and structured parking, adding housing density and a public plaza along the Orlando Urban Trail. The project is about 8 miles northwest of Bella Vista Tivoli Woods, elsewhere in Orange County.
Source: Florida YIMBY - June 2026Development
Planning board approves zoning for 37-story tower at 170 East Washington Street
Orlando's Municipal Planning Board voted to approve a Planned Development amendment for a 37-story, 425-foot mixed-use tower at 170 East Washington Street across from Lake Eola Park. The project would include 252 residential units, a 221-room hotel, a three-story restaurant, and structured parking. It still requires City Council consideration before construction.
What it may mean for the marketWould add a 37 story tower with 252 residences and a hotel to the downtown skyline, replacing a prior approval for a 7 story hotel and increasing high density housing and parking supply. The project is about 8 miles northwest of Bella Vista Tivoli Woods, elsewhere in Orange County.
Source: Florida YIMBY - March 2026Development
Orlando approves the 380-acre Dowden Central Community Development District in Lake Nona
Orlando approved the Dowden Central Community Development District, a roughly 380-acre district in the Lake Nona area of southeast Orlando, in March 2026. The district provides the framework to build roads, drainage, utilities, and parks for future development phases.
What it may mean for the marketA new community development district lays the groundwork for large-scale growth in the Lake Nona area, a step that typically precedes new housing and commercial activity nearby. The site is about 8 miles south of Bella Vista Tivoli Woods.
Source: ClickOrlando
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 the Orlando Metro.
The BELLA VISTA/TIVOLI WOODS buying strategy.
If we were buying in BELLA VISTA/TIVOLI WOODS 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 VISTA/TIVOLI WOODS.
A Small, Settled Pocket of Orlando
This is not a large or fast-turning community - 204 homes total, and at the time of this snapshot just two of them on the active market. That scarcity cuts both ways: buyers who want in here may need to wait for the right listing rather than choose from a deep pool, and sellers should not assume a flood of competing inventory will price against them.
The homes themselves date to a single construction run, 2003 through 2009, with a median build year of 2005 and a typical size near 1,985 square feet. That consistency in era and scale means the community reads as a cohesive product line rather than a mix of eras - differences buyer to buyer will mostly come down to upkeep, updates, and layout tweaks rather than structural age gaps.
The location and the amenities are priced into every listing in BELLA VISTA/TIVOLI WOODS. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community running on this little active inventory, timing and access matter more than usual - we track new listings here as they come up and can move quickly on a showing before a home is broadly seen. We also pull the amenity and HOA details directly rather than relying on listing copy, since access to shared spaces like the pool and basketball court should be verified, not assumed.
BELLA VISTA/TIVOLI WOODS 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 VISTA/TIVOLI WOODS 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 VISTA/TIVOLI WOODS sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in BELLA VISTA/TIVOLI WOODS, 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 VISTA/TIVOLI WOODS home worth?
Get a no-obligation home value based on real comparable sales in BELLA VISTA/TIVOLI WOODS, 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 homes for sale in BELLA VISTA/TIVOLI WOODS on the map →
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Orange County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Orange County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
BELLA VISTA/TIVOLI WOODS Market Scorecard
BELLA VISTA/TIVOLI WOODS is currently a thin data market. Limited supply, a median asking price of $449,500, and homes go under contract in about 31 days.
Go deeper: county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Frequently Asked Questions
How many homes are in BELLA VISTA/TIVOLI WOODS?
What share of BELLA VISTA/TIVOLI WOODS is owner-occupied?
When were the homes in BELLA VISTA/TIVOLI WOODS built?
Do cash buyers compete in BELLA VISTA/TIVOLI WOODS?
Who is the best real estate agent for BELLA VISTA/TIVOLI WOODS?
How do I find a top ORLANDO real estate agent who knows BELLA VISTA/TIVOLI WOODS?
Can Momentum Realty connect me with an agent for BELLA VISTA/TIVOLI WOODS?
Should you buy in BELLA VISTA/TIVOLI WOODS?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near BELLA VISTA/TIVOLI WOODS with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: August 2, 2026) |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (4 streets, ZIP 32829)) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2014 (26 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.
Own a home here?
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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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