Belmere
Homes for Sale in Windermere, FL
All 235 homes for sale in Windermere, FL · median $950,000 · 212 homes for sale in 34786 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 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, 449 homes closed in the last 12 months at a median of $640,000, 39 median days on market, with 228 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; 5 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 · 2 for sale · 9 sold/12 mo
- Reserve at Belmere · 2 for sale · 4 sold/12 mo
- Whitney Isles at Belmere · 1 for sale
- Belmere Village G-5 · 2 sold/12 mo
- Belmere Village · 1 sold/12 mo
- 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.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Belmere right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
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.
Stellar MLS sales records identify 9 homes in Belmere that have changed hands since 2004, built between 2003 and 2006 (median 2004), with a median living area of about 2,521 sq ft and a typical 4-bedroom, 2.5-bath layout; 100% are single-family homes. Source: Stellar MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
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).
In ZIP 34786 (Windermere), 788 homes closed in the last 12 months at a median of $640K ($261/sq ft), down 0.6% year over year, with a median 40 days on market. Right now 131 active and 43 pending listings put supply at about 3.7 months — a balanced market. See the live ZIP 34786 housing market and the Orange County market.
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.
Recent Developments in Belmere
Development, infrastructure, retail, and school activity affecting Belmere, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Development
Orange County commissioners approve Tuscana land use plan in Shingle Creek Basin on 4-3 vote
Commissioners voted 4-3 to approve the Tuscana land use application from Shingle Creek Co-Owners LLC and Geyer Development, reversing a unanimous rejection in May 2025. The plan includes more than 1,000 hotel rooms, about 4,000 apartments and commercial buildings, with conditions for a raised road, flood mitigation and wetland protection. The developer projects thousands of jobs at full build-out.
What it may mean for the marketThe approval could add substantial rental housing, hotel capacity and commercial space in the Shingle Creek area, while flood-mitigation conditions will shape how and when it is built. The project is about 11 miles southeast of Belmere, elsewhere in Orange County.
Source: Spectrum News 13 - September 2026Development
Lake County approves 2,241-acre Panther Run rezoning for up to 2,624 homes near Clermont
The Lake County Commission voted 3-1 on Sept. 1 to rezone about 2,241 acres in the Wellness Way area, north of Sawgrass Bay Boulevard, for GT Homes. The planned unit development allows up to 2,624 residential units and more than 1 million square feet of non-residential space, with sites reserved for a future public high school and public safety facilities. Plans include extending County Road 455 and about 11 miles of public trails.
What it may mean for the marketThe plan adds long-term housing supply, employment space and new connector roads in south Lake County, with infrastructure planned ahead of residential growth. The site is about 11 miles southwest of Belmere.
Source: Clermont Sun - August 2026Retail & Dining
Plans for Mattel indoor water park near Lake Buena Vista Factory Stores expand to 13 acres
Updated plans for the site off State Road 535 show a 95,000-square-foot indoor water park designed by Martin Aquatic, a separate 45,000-square-foot entertainment building and nearly 900 parking spaces. The tower height rises to as much as 100 feet and still needs Orange County approval. About 200 jobs are expected, and no opening date has been announced.
What it may mean for the marketThe project would add visitor attractions, dining and roughly 200 jobs near the State Road 535 corridor, with added traffic and parking demand nearby. The site is about 9 miles south of Belmere.
Source: FOX 35 Orlando - July 2026Development
Orange County opens Enclave at Canopy Park with 104 affordable units
Orange County opened The Enclave at Canopy Park, a 104-unit affordable apartment community at 4440 Canopy Park Loop developed by Archway Partners. The county contributed 3 million dollars from its Affordable Housing Trust Fund. The community includes one and two bedroom homes plus a community center, fitness center, technology lab, and EV charging.
What it may mean for the marketAdds 104 income-restricted apartment homes to the local rental supply along with new community amenities and green-certified construction. The project is about 10 miles east of Belmere, elsewhere in Orange County.
Source: ClickOrlando - July 2026Civic
Orange County previews new Innovation Center on West Colonial Drive
Orange County previewed its new Innovation Center at 7149 West Colonial Drive, located within the county's Multicultural Center and Senior Center complex, with an official opening set for Fall 2026. The center will offer technology programs including 3D printing and makerspace prototyping through the Orange County Library System, plus career exploration and workforce training through CareerSource Central Florida.
What it may mean for the marketAdds a county operated civic and technology facility with library and workforce programming to the West Colonial corridor. The project is about 6 miles northeast of Belmere, elsewhere in Orange County.
Source: Orange County Newsroom - June 2026Development
Mixed-use high-rise redesigned for 924 and 934 North Magnolia Avenue
A redesigned 17-story mixed-use high-rise was proposed for 924 and 934 North Magnolia Avenue in Orlando's North Quarter district by Acram Group. The project would include 350 residential units, about 3,300 square feet of ground-floor commercial space, and a parking garage with 510 spaces, replacing two 1972 office buildings. A public plaza is planned at the corner of Magnolia and Weber Street.
What it may mean for the marketWould replace two aging office buildings with 350 residences, ground floor retail, and structured parking, adding housing density and a public plaza along the Orlando Urban Trail. The project is about 11 miles east of Belmere, elsewhere in Orange County.
Source: Florida YIMBY
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
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:
Email me new listings in BelmereHomes for Sale
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about BelmereHomes for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works BelmereHomes for Sale will answer, and the answer is published on this page for the next buyer.
Common questions about Belmere
Where is Belmere?
Belmere is a community in Windermere, Orange County, Florida, ZIP 34786.
How many homes are in Belmere?
County property records list 9 homes in Belmere, built between 2003 and 2006; the typical home is about 2,521 heated square feet.
What do homes in Belmere sell for?
Belmere has no MLS sales in the last 12 months. The most recent year with recorded sales on file is 2021 (1 sale, median $398,800). For context, ZIP 34786 has 313 homes on the market with 24% under contract.
Are there homes for sale in Belmere right now?
No active listings inside Belmere at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Belmere have an HOA or CDD?
No HOA is on record for Belmere in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
More Windermere home searches
- All homes for sale in Windermere, FL
- Homes for sale in Orange County, FL
- Windermere pool homes for sale
- Windermere waterfront homes for sale
- Gated communities in Windermere
- Windermere golf course homes
- Homes from $300K to $500K in Windermere
- 4-bedroom homes for sale in Windermere
- Windermere home values: what is my house worth?
- ZIP 34786 housing scorecard
Windermere guides & data
- Market data
- Cost of living
- Best neighborhoods
- Flood zones
- Property taxes (Orange County)
- Homestead exemption (Orange County)
- Home insurance cost
- New construction
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
Real estate agent in Windermere? Join Momentum in Windermere: 100% commission, one $12K cap.
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Via Lucerna Circle (3 homes on record)
- Lascala Drive (1 homes on record)
- Vicolo Loop (1 homes on record)
Nearby Communities
Explore more neighborhoods near Belmere with Momentum Realty’s local guides.
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.