Belle Vie-Ph 2
Homes for Sale in Orlando, FL
True comps, carrying-cost math, and listings before the portals.
Belle Vie-Ph 2 prices on size and build era, not on a clubhouse or gate. At a median of 4,058 living square feet and $313.32 per square foot, this is a community where the home itself carries the value — the lot, the square footage, and the fact that nothing here predates 2017 do the work that amenities do elsewhere.
A median of 111 days on market is the real signal right now. These are large, specific-buyer homes, and the pool of people shopping in this price band is smaller and slower-moving than in a typical subdivision. Sellers should price to the home's condition and layout, not to a calendar; buyers who move decisively when a well-priced listing appears have real leverage in the negotiation.
The 60-Second Overview
Belle Vie-Ph 2 market snapshot (as of July 15, 2026): the median sale price is about $1.35M ($313 per sq ft over the trailing 12 months of closed sales), and a median 111 days on market for closed sales.
Belle Vie-Ph 2 is a community of 88 homes in Orlando, Orange County, built between 2017 and 2021 (median 2019), with a median living area of about 4,058 square feet. 81% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Built out between 2017 and 2021, Belle Vie-Ph 2 is a small, recent-construction pocket of 88 homes in Orlando where size, not shared amenities, defines the product — the median home runs over 4,000 square feet.
Who Belle Vie-Ph 2 is best for.
Best for
- Buyers who want a large home footprint — the median is over 4,000 square feet — and don't need shared community facilities.
- Move-up buyers targeting recent construction, since the entire community was built between 2017 and 2021.
- Buyers comfortable with a slower sales pace who are willing to wait out a median 111-day market for the right property.
Probably not for
- Buyers who want gated amenities, a pool, or a clubhouse as part of the purchase, since none are identified in current listings.
- Anyone needing a fast close in a high-turnover market — the 111-day median dom argues against that.
- Buyers focused on entry-level pricing, given the community's median price sits at $1,350,000.
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 ($1.35M) 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 Belle Vie-Ph 2 buying strategy.
If we were buying in Belle Vie-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 Vie-Ph 2.
Size Over Amenities
There is no clubhouse, pool, or gated feature identified in current MLS listings for Belle Vie-Ph 2. What buyers are paying for instead is square footage and a construction window concentrated entirely within the last decade — every home here was built between 2017 and 2021, with a median year built of 2019. That narrow build range means less variation in systems, codes, and finishes than you'd find in an older or more sprawling community.
The homestead share of 80.7% is worth noting: a large majority of owners have filed for homestead exemption, which points to a community used primarily as a place people live year-round rather than a rotating rental or investment pool. Combined with a median dom of 111 days, this reads as a market where homes sell to buyers who are specifically looking for this size and this build era — not a fast-turnover starter market.
The location and the amenities are priced into every listing in Belle Vie-Ph 2. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only 88 homes and a median 111 days on market, Belle Vie-Ph 2 doesn't generate enough repeat transactions for most agents to have real pattern recognition. We track how homes in this size and price band actually move — where the 111-day median comes from, which listings sell inside that window versus sit past it, and how to position a property so it doesn't become the one that lingers.
Belle Vie-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 Vie-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 Vie-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 Vie-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 Vie-Ph 2 home worth?
Get a no-obligation home value based on real comparable sales in Belle Vie-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
What is the median home price in Belle Vie-Ph 2?
How long do homes in Belle Vie-Ph 2 take to sell?
How many homes are in Belle Vie-Ph 2?
What share of Belle Vie-Ph 2 is owner-occupied?
When were the homes in Belle Vie-Ph 2 built?
Do cash buyers compete in Belle Vie-Ph 2?
Who is the best real estate agent for Belle Vie-Ph 2?
How do I find a top Orlando real estate agent who knows Belle Vie-Ph 2?
Can Momentum Realty connect me with an agent for Belle Vie-Ph 2?
Should you buy in Belle Vie-Ph 2?
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 (4 streets, ZIP 32832)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2019 (12 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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