Belle Vue
Homes for Sale in West Palm Beach, FL
All 1,712 homes for sale in West Palm Beach, FL · median $319,000 · 298 homes for sale in 33401 · Palm Beach County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Beaches MLS
As of September 2026, Belle Vue Add To Wpb in West Palm Beach, FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $865,000, $738 per square foot, a median 30 days on market, sellers accepting 96% of original asking. Homes listed or recently sold were built 1941–2024. At the median price and Palm Beach County's FY2025-26 rate of 18.72 mills, annual property tax runs about $16,190 ($15,420 with the full homestead exemption).
| Location | West Palm Beach, Palm Beach County, FL · ZIP 33401, 33409 |
|---|---|
| Homes in the community | 461 (FL DOR 2025 assessment roll) |
| Years built | 1914–2024 (median 1941.0) |
| Typical living area | 1,403 sq ft (median) |
| Home types (current listings and sales) | single-family 100% |
| Amenities listed by sellers | None |
| Sale prices, last 12 months | $865,000 median across 3 closed sales · $738 per sq ft |
| Days on market (closed sales) | 30 median |
| For sale right now | 2 active, 0 pending · median asking $995,000 · 8.0 months of supply |
| Owner-occupied (homestead) share | 64% |
Data as of September 20, 2026. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Belle Vue Add To Wpb key facts,” movewithmomentum.com/neighborhoods/belle-vue-add-to-wpb, data as of September 20, 2026.
Last 30 days in Belle Vue: 1 new listing (median asking $995,000). As of September 23, 2026, All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc.
Belle Vue is a small historic addition to West Palm Beach with almost no active inventory—two closings in the last two months tells you this is a quiet pocket where turnover is rare. Without MLS amenity data and limited transaction volume, pricing is driven by individual property condition, lot characteristics, and proximity to West Palm's core corridors rather than community features or comps.
For buyers, expect to move quickly when something lists; for sellers, you're marketing scarcity and location rather than neighborhood infrastructure. The lack of recorded amenities means due diligence on utilities, streets, and city services is on you.
Belle Vue right now
🟢 Buyer-leaning market. 8.0 months of supply and 0% 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 Beaches MLS records, as of September 20, 2026. Confidence: Low (2 active and pending listings, 3 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 24, 2026 · Live data: Beaches MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Belle Vue market snapshot (as of September 20, 2026): the median sale price is about $865K ($739 per sq ft over the trailing 12 months of closed sales), a median 30 days on market for closed sales, and 8.0 months of supply, a buyer-leaning market.
In ZIP 33401 (West Palm Beach), 772 homes closed in the last 12 months at a median of $412K ($363/sq ft), up 0.7% year over year, with a median 62 days on market. Right now 136 active and 43 pending listings put supply at about 4.5 months — a buyer's market. See the live ZIP 33401 housing market and the Palm Beach County market.
County records show 36 qualified sales in Belle Vue across 2024–2025 (19 in 2024, 17 in 2025), median $937,500 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Belle Vue is a community of 461 homes in West Palm Beach, Palm Beach County, built between 1914 and 2024 (median 1941.0), with a median living area of about 1,403 square feet. 64% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Belle Vue is a small, low-turnover historic addition in West Palm Beach with minimal active inventory and no documented community amenities—a location play, not a resort-style neighborhood.
The setting & the homes.
Aerial and on-site photos of Belle Vue. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Belle VuePhotos from Beaches MLS listings in Belle Vue; content deemed reliable but not guaranteed.
Who Belle Vue is best for.
Best for
- Investors or renovators targeting older West Palm inventory with lot upside and no HOA constraints
- Buyers who value city proximity and scarcity more than community features or resort-style amenities
- Patient purchasers willing to wait for the right property and conduct thorough title and survey work
Probably not for
- Buyers needing abundant inventory to compare or a quick close with plug-and-play comps
- Anyone expecting community pools, landscaping, or shared infrastructure typical of modern developments
- First-time buyers seeking low-friction transactions with clean appraisals and minimal due diligence burden
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Beaches MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($865K) IS the median in the snapshot above.
Windows contain 0 to 4 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Deemed reliable but not guaranteed.
22% of homes for sale in ZIP 33401 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-24).
Belle Vue Market Scorecard
Belle Vue is currently a buyer-leaning market. About 8.0 months of supply, a median asking price of $995,000, and homes go under contract in about 86 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Beaches MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Belle Vue Add To Wpb, West Palm Beach
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. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Belle Vue
Live MLS inventory for Belle Vue. 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 Belle Vue listings as of 2026-09-22, priced high to low. All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc. Tap any home to ask about it.
Every Home for Sale in Belle Vue Add To Wpb Right Now (2)
All 2 active and pending Belle Vue Add To Wpb listings with a detail page, newest first, refreshed twice a day from the MLS.
- 933 Upland Road · $995,000 · 2 bd / 1 ba · listed Sep 4, 2026 · listed by Frater Realty LLC
- 937 Upland Road · $995,000 · 3 bd / 2 ba · listed Jun 26, 2026 · listed by Beycome of Florida LLC
Belle Vue on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Beaches MLS. Map data © OpenStreetMap, tiles © CARTO.
Schools
- Palm Beach County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Palm Beach Public · Elementary
- Conniston Community · Middle
- Forest Hill · High
Zoned schools reflect the assignments reported on recent Belle Vue listings and can change; always confirm with Palm Beach County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Belle Vue address.
Shop the zone: Homes zoned for Forest Hill High School
The Belle Vue buying strategy.
If we were buying in Belle Vue 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 Belle Vue.
Low volume, high diligence
Two closings in two months is not a market—it's a trickle. Belle Vue functions as a quiet infill pocket within West Palm Beach city limits, and the MLS footprint suggests homes here sell individually rather than as part of a cohesive marketed community. You won't find pool decks, clubhouses, or HOA landscaping; what you will find is older housing stock, variable lot sizes, and the need to evaluate each property on its own merits.
The absence of identified amenities is not necessarily a flaw—it's a characteristic. Buyers here are typically prioritizing West Palm Beach access, lot potential, or renovation opportunity over turnkey community infrastructure. Sellers should expect a longer marketing cycle and a smaller buyer pool, because this is not a plug-and-play neighborhood for someone Zillow-shopping by school zone or resort features.
If you're considering Belle Vue, budget time for title research, survey work, and municipal records review. Small, older additions sometimes carry quirks—easements, platting inconsistencies, or deferred street improvements—that don't surface until you're in contract. This is not a criticism; it's the reality of buying in a low-volume historic pocket, and it rewards the diligent buyer.
The location and the amenities are priced into every listing in Belle Vue. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Belle Vue buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (5.3). Basis: Liquidity & Demand 8.0 months of supply; Owner Commitment 64% owner-occupied; Pricing Power 96.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a two-sale market, you need a broker who knows how to source off-market opportunities and who won't waste your time with comps from three miles away. Momentum's agents understand West Palm's infill neighborhoods, can walk you through the due diligence that matters in older additions, and will tell you when a property's issues outweigh its location. We don't sell scarcity as a feature—we help you decide if the scarcity is worth it.
Belle Vue in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Vue 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 Vue sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Belle Vue, 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 Vue home worth?
Get a no-obligation home value based on real comparable sales in Belle Vue, 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 West Palm Beach →
Frequently Asked Questions
What is the median home price in Belle Vue?
How long do homes in Belle Vue take to sell?
Is Belle Vue a buyer's or seller's market right now?
How many homes are in Belle Vue?
What share of Belle Vue is owner-occupied?
When were the homes in Belle Vue built?
Who is the best real estate agent for Belle Vue?
How do I find a top West Palm Beach real estate agent who knows Belle Vue?
Can Momentum Realty connect me with an agent for Belle Vue?
Where is Belle Vue, and what county is it in?
Should you buy in Belle Vue?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Beaches MLS, refreshed twice daily (last: September 22, 2026) |
| Community market stats | Beaches MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (5 streets, ZIP 33401/33409)) |
| Under-contract shares | Beaches MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2002 (36 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 Beaches 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 Beaches MLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Belle Vue Add To Wpb fits the bigger picture — live prices, inventory, and Momentum Scores:
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