BELLARIA
Homes for Sale in WINDERMERE, FL
True comps, carrying-cost math, and listings before the portals.
Bellaria Windermere is a small, gated enclave of 65 homes, and right now there are only 3 active listings against that base. That is a thin market by any measure, and it means pricing here gets set home-by-home rather than by a broad comparable set. With no closings recorded in this window, there is no fresh sales data to anchor expectations either way, which puts more weight on individual home condition, lot, and finish level than on any community-wide trend line.
The homes themselves skew large — a median living area above 5,600 square feet — and the community was mostly built out between 2007 and 2022, with a median year built of 2014. That combination of scale and relative newness means most inventory here is closer to move-in ready than to renovation-project territory. A homestead share of 60% suggests a meaningful share of owners treat this as a primary residence, though a real portion of the community is held as second homes or non-homestead property, which is worth factoring into how quickly a given listing might come to market.
The 60-Second Overview
Bellaria Windermere is a guard-gated community of 65 homes in Orange County, built out mostly between 2007 and 2022 with a strong concentration of large, estate-scale floor plans. Inventory is limited even by the standards of a small enclave, with just 3 active listings at the time of this snapshot.
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 BELLARIA. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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BELLARIAWho BELLARIA is best for.
Best for
- Buyers targeting a large, estate-scale home rather than a compact or entry-level footprint
- Buyers who want guard-gated access and deed-restricted community structure as a baseline requirement
- Buyers comfortable doing a home-specific pricing analysis in a market with very limited active comparables
Probably not for
- Buyers looking for a smaller or more modest-sized home
- Buyers who want a wide selection of active listings to compare before deciding
- Buyers relying on recent closed-sale data to validate an offer price
The market around BELLARIA
BELLARIA is a small community — 90 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
In ZIP 34786, 320 homes are on the market and 26% are under contract — a steady corner of WINDERMERE.
Across Orange County, 5,873 homes are active and 2,054 pending (26% under contract).
The housing mix here is 99% single family residence, 1% ?.
ZIP and county figures describe the wider market, not BELLARIA specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in BELLARIA, WINDERMERE
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 BELLARIA
Live MLS inventory for BELLARIA. 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 · 1 daysTop listing
Active · 251 days
Active · 11 daysActive and pending BELLARIA listings as of 2026-08-23, 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.
BELLARIA on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Life at BELLARIA
- Deed Restrictions · reported on 2 of 3 listings
- Gated Community - Guard · reported on 2 of 3 listings
- Gated · reported on 2 of 3 listings
- Playground · reported on 2 of 3 listings
- Security · reported on 2 of 3 listings
- Gated Community · reported on 1 of 3 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
- Windermere Elem · Elementary
- Bridgewater Middle · Middle
- Windermere High School · High
Zoned schools reflect the assignments reported on recent BELLARIA 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 BELLARIA address.
The BELLARIA buying strategy.
If we were buying in BELLARIA 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 BELLARIA.
Scale, Gates, and a Tight Market
What defines Bellaria Windermere is size — of the homes and of the community. At a median of roughly 5,661 square feet of living space, this is not a starter-home or downsizing market; it is built around larger footprints on a limited footprint of 65 total homes. The build years cluster mostly in the 2010s, with the range running from 2007 to 2022, so most of the community is neither brand-new construction nor dated — it sits in a middle band where systems and finishes vary more by individual upkeep than by build era.
Guard-gated access, on-site security, and deed restrictions frame this as a managed, rules-based environment, with a playground as the one recreational amenity called out in current listings. Buyers should verify current amenities and access protocols directly with the HOA, since MLS-reported amenities can lag actual community offerings. With only 3 homes active and no closings in this window, sellers have limited direct competition, but also no recent transaction data to lean on when setting a number — this is a market where a comparative, home-specific analysis matters more than a canned pricing model.
The location and the amenities are priced into every listing in BELLARIA. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this small, with inventory this thin, generic market reports do not tell you much — you need someone tracking the handful of active listings and pending activity in real time, and pulling comparables from outside the immediate pool when the internal data set is not enough. That is the kind of hands-on read Momentum applies to a market like Bellaria Windermere.
BELLARIA 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 BELLARIA 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 BELLARIA sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in BELLARIA, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your BELLARIA home worth?
Get a no-obligation home value based on real comparable sales in BELLARIA, 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 BELLARIA on the map →
BELLARIA Market Scorecard
BELLARIA is currently a thin data market. Limited supply, a median asking price of $2,999,000, and homes go under contract in about 124 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 BELLARIA?
What share of BELLARIA is owner-occupied?
When were the homes in BELLARIA built?
Do cash buyers compete in BELLARIA?
Who is the best real estate agent for BELLARIA?
How do I find a top WINDERMERE real estate agent who knows BELLARIA?
Can Momentum Realty connect me with an agent for BELLARIA?
Should you buy in BELLARIA?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near BELLARIA 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 (community parcel extract) |
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2014 (40 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?
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 Stellar MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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