Belle Meade Ph 2
Homes for Sale in Winter Garden, FL
True comps, carrying-cost math, and listings before the portals.
Belle Meade Ph 2 is a tight, single-vintage pocket of Winter Garden — 175 homes, nearly all built between 2006 and 2011, with a median build year of 2008. That narrow construction window means the housing stock reads as one generation of product: similar structural systems, similar finish-out eras, similar maintenance timelines. Age of roof, HVAC, and water heater will track closely across the community, which simplifies due diligence but also means big-ticket replacements tend to cluster in the same calendar years for a lot of owners at once.
The homestead share here sits at 78.9%, which is a strong owner-occupancy signal — this is not a community carrying a heavy investor or short-term rental footprint. With no clubhouse, pool, or other shared amenity currently identified in MLS listings, the value proposition is squarely about the house itself: the median living area runs a spacious 3,293 square feet. Buyers are paying for square footage and a consistent build era, not for a lifestyle package layered on top.
Who Belle Meade Ph 2 is best for.
Best for
- Buyers prioritizing floor plan size over shared amenities, given the median 3,293 sq ft living area.
- Buyers who want the predictability of shopping homes built within one narrow construction window (2006–2011).
- Owner-occupant buyers comfortable in a community with a high homestead share and limited rental turnover.
Probably not for
- Buyers who want a clubhouse, pool, or other on-site recreation amenity as part of the purchase.
- Buyers seeking a wide spread of architectural eras or price tiers to choose from in one neighborhood.
- Investors looking for a community with an established short-term or rotating rental base.
The market around Belle Meade Ph 2
Belle Meade Ph 2 is a small community — 111 recorded sales on file, most recently in 2026 — too few for its own price trend. Here is the market around it.
Across Orange County, 5,886 homes are active and 2,019 pending (26% under contract).
Homes here are single family residence.
ZIP and county figures describe the wider market, not Belle Meade Ph 2 specifically. Momentum Research analysis of MLS records.
The Belle Meade Ph 2 buying strategy.
If we were buying in Belle Meade Ph 2 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 Belle Meade Ph 2.
One build era, one clear value driver
With a median year built of 2008 and a full range of only 2006 to 2011, Belle Meade Ph 2 doesn't have the layered pricing complexity you see in communities that were built out over two or three decades. Almost every home here shares a construction era, which narrows the variables buyers usually have to weigh — you're comparing floor plans and condition, not decades of code changes and finish trends.
The 78.9% homestead share points to a base of owners who treat these as primary residences rather than a rotating rental pool, which tends to support more consistent day-to-day upkeep across the street. No community amenities are currently identified from active MLS listings, so this reads as a neighborhood built around the homes themselves — sizable floor plans averaging 3,293 square feet — rather than a shared clubhouse or recreation draw.
The location and the amenities are priced into every listing in Belle Meade Ph 2. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A single-era community like this rewards a sharp read on condition and mechanical age rather than broad market timing. We track what's actually closing in Belle Meade Ph 2 in real time, so you're pricing off current activity, not a stale comp from a different construction phase or a neighboring section with a different build window.
Belle Meade Ph 2 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 Belle Meade Ph 2 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 Belle Meade Ph 2 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Belle Meade Ph 2, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Belle Meade Ph 2 home worth?
Get a no-obligation home value based on real comparable sales in Belle Meade Ph 2, 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
How many homes are in Belle Meade Ph 2?
What share of Belle Meade Ph 2 is owner-occupied?
When were the homes in Belle Meade Ph 2 built?
Do cash buyers compete in Belle Meade Ph 2?
Who is the best real estate agent for Belle Meade Ph 2?
How do I find a top Winter Garden real estate agent who knows Belle Meade Ph 2?
Can Momentum Realty connect me with an agent for Belle Meade Ph 2?
Should you buy in Belle Meade Ph 2?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (8 streets, ZIP 34787)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2009 (49 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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