Belmere
Homes for Sale in Windermere, FL
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 2 closed sales in Belmere in Windermere, FL since 2022, the most recent in October 2023. Across Windermere as a whole, 454 homes closed in the last 12 months at a median of $640,000, 37 median days on market, with 106 homes for sale today. At that median and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $10,670 ($10,000 with the full homestead exemption).
Villages & sections of Belmere
Belmere in Windermere, FL is a master-planned community recorded as 10 named villages and sections in the MLS; 6 homes are for sale or pending across them today. Each village has its own page with its listings, sales history and HOA/CDD facts.
- Belmere Village G2 48 65 Windermere · 2 for sale · 9 sold/12 mo
- Reserve at Belmere · 1 for sale · 4 sold/12 mo
- Belmere Village G-5 · 1 for sale · 2 sold/12 mo
- Belmere Village · 1 for sale · 1 sold/12 mo
- Whitney Isles at Belmere · 1 for sale
- Belmere Village G3 48 70 · 1 sold/12 mo
- Whitney Isles/Belmere Ph 02 · 1 sold/12 mo
- Belmere Village G4 50 58
- Belmere Vlg G2
- Reserve/Belmere Ph 04
Belmere sits in Windermere, a west Orange County address that carries weight in its own right. With the canonical snapshot limited to location, I'll keep the numbers where they belong and talk about what the market posture actually is here: a place where price is driven far more by the individual home — its condition, its lot, its updates — than by any single neighborhood benchmark.
For a buyer, that means underwriting each listing on its own merits rather than assuming the address sets the value. For a seller, it means presentation and condition do real work; a well-prepared home stands apart, and a tired one gets discounted quietly. Read the specific property, not the ZIP code.
The 60-Second Overview
Belmere is a Windermere community in west Orange County, an area where the town name itself shapes buyer expectations. What separates one home from the next here is condition and lot, not a uniform price tier.
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.
Who Belmere is best for.
Best for
- Buyers set on a Windermere address who will evaluate each home on its own condition and lot
- Buyers comfortable underwriting property-by-property rather than by a single neighborhood benchmark
- Sellers willing to invest in preparation so their home stands apart in a condition-driven market
Probably not for
- Buyers who want a tight, predictable price band across every home
- Buyers expecting the address alone to guarantee value regardless of the specific home
- Sellers hoping to list as-is and still command a top-of-market number
The market around Belmere
Belmere is too small for its own price trend, so here is the market around it.
In ZIP 34786, 313 homes are on the market and 24% are under contract — a steady corner of Windermere.
Across Orange County, 5,896 homes are active and 1,892 pending (24% under contract).
ZIP and county figures describe the wider market, not Belmere specifically. Momentum Research analysis of MLS records.
Belmere by the numbers
From county property records and closed MLS sales for the Belmere subdivision: 9 homes on record; built 2003–2006; typical size about 2,521 heated sq ft; 4 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2005 | 2 | $542,500 |
| 2006 | 1 | $496,000 |
| 2012 | 2 | $254,950 |
| 2013 | 1 | $243,000 |
| 2020 | 1 | $419,000 |
| 2021 | 1 | $398,800 |
Newest recorded sale: $398,800 on 2021-01-12.
Recorded data as of 2026-09-12; counts cover addresses tagged to this subdivision in the public record, not every parcel. Not an appraisal.
The Belmere buying strategy.
If we were buying in Belmere 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 Belmere.
What actually moves value in Belmere
Windermere is a location story before it is anything else — proximity to west Orange County's lakes, roads, and everyday amenities is part of what buyers are paying for. Within Belmere, expect a spread in pricing that tracks to the condition and updates of each home rather than a tidy range you can quote from the outside.
The practical takeaway: don't shop this community on a single number. Two homes on the same street can justify very different prices based on renovation, layout, and lot. That's where a close read of each listing earns its keep.
The location and the amenities are priced into every listing in Belmere. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
We price and position on the specifics of the home in front of us, not on assumptions borrowed from the Windermere name. For buyers, that means honest comparisons on condition and lot; for sellers, it means a preparation plan that makes your home the one that stands out. When Belmere isn't the right fit, we'll say so.
Belmere 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 Belmere 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 Belmere sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Belmere, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Belmere home worth?
Get a no-obligation home value based on real comparable sales in Belmere, 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 Belmere on the map →
Should you buy in Belmere?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-08-30 |
| Historical depth | Closed-sale records back to 2022 (2 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Belmere fits the bigger picture — live prices, inventory, and Momentum Scores:
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.