Belmond Reserve Ph 1
Homes for Sale in Riverview, FL
True comps, carrying-cost math, and listings before the portals.
Belmond Reserve Ph 1 is a newer-build pocket of Riverview, with a median year built of 2022 and homes sized to a median of roughly 3,180 square feet. That size is what sets the price here more than anything else — at a median of $503,750 and about $186 per square foot, you are paying for square footage and recent construction, not for a premium address. The spread from the oldest homes to the newest is wide, so condition and vintage will move any single number a lot.
The market posture right now is patient. Median days on market sits near 90, well beyond a fast-turn market, which tells sellers to price to the comps and buyers that there is room to work rather than bid. Year-over-year the median is up 12.9%, so the direction has been upward, but the slow pace of sales means neither side should assume the last close sets today's number. This is a read-the-recent-comps market, and with only a handful of closings in the window, each new sale carries real weight.
Belmond Reserve Ph 1 right now
🟢 Still climbing. The trailing-12-month median ($504K) is up 12.9% from the prior 12 months ($446K). With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Stellar MLS closed sales, 12-month windows ending July 13. Confidence: Low (4 and 3 sales in the two windows).
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Updated July 13, 2026 · Live data: Stellar MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Belmond Reserve Ph 1 market snapshot (as of July 13, 2026): the median sale price is about $504K ($186 per sq ft over the trailing 12 months of closed sales), and a median 90 days on market for closed sales. The trailing-12-month median is up 13% from the prior 12 months, computed from record-level Stellar MLS closed sales (4 closings in the current window).
Belmond Reserve Ph 1 is a community of 416 homes in Riverview, Hillsborough County, built between 1999 and 2024 (median 2022.0), with a median living area of about 3,179 square feet. 66% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
A predominantly newer subdivision of large homes in Riverview, Belmond Reserve Ph 1 trades on space and recent build quality; with owner-occupancy running about two-thirds, turnover is measured rather than frequent.
Who Belmond Reserve Ph 1 is best for.
Best for
- Buyers around the mid-$500s who prioritize large living space and recent construction
- Long-hold owner-occupants comfortable in a measured, patient market
- Buyers who want time to inspect and negotiate rather than compete in a bidding scramble
Probably not for
- Buyers seeking a small or entry-footprint home
- Anyone needing to buy and resell quickly in a fast-moving market
- Buyers who want a low per-square-foot price and are unwilling to underwrite by vintage and condition
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 13 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($504K) IS the median in the snapshot above, and the move from 2025 ($446K) IS the +12.9% one-year change.
Windows contain 3 to 23 sales each (4 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 Belmond Reserve Ph 1 buying strategy.
If we were buying in Belmond Reserve Ph 1 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 Belmond Reserve Ph 1.
Space over address
The defining trait of this community is home size. A median near 3,180 square feet puts these firmly in the larger end of the Riverview inventory, and the median build year of 2022 means most buyers are shopping recent construction with modern layouts and systems. The full range of build years stretches back to 1999, so a minority of older homes exist here; those will read very differently on finishes and floor plans and should be underwritten on their own terms.
With a homestead share around 66%, most of these homes are owner-occupied, which tends to keep the standing inventory in decent condition but also limits how many come to market at once. Combine that with a nearly 90-day median time on market and you get a community where good pricing matters more than speed. Buyers have time to inspect and negotiate; sellers who overprice will sit.
The location and the amenities are priced into every listing in Belmond Reserve Ph 1. 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 Belmond Reserve Ph 1 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 (7.4). Basis: Recent Direction +12.9% year-over-year; Owner Commitment 66% owner-occupied; Pricing Power 94.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With a thin closings window and a wide build-year range, the per-square-foot math swings on vintage and condition, and a stale median can mislead. We price each home against its true comps, not the headline number, and we use the slow pace here as leverage — for buyers on negotiation and inspection terms, for sellers on getting the list price right the first time so a home does not linger past 90 days.
Belmond Reserve Ph 1 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 Belmond Reserve Ph 1 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 Belmond Reserve Ph 1 sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Belmond Reserve Ph 1, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Belmond Reserve Ph 1 home worth?
Get a no-obligation home value based on real comparable sales in Belmond Reserve Ph 1, 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 Belmond Reserve Ph 1?
How long do homes in Belmond Reserve Ph 1 take to sell?
How many homes are in Belmond Reserve Ph 1?
What share of Belmond Reserve Ph 1 is owner-occupied?
When were the homes in Belmond Reserve Ph 1 built?
Do cash buyers compete in Belmond Reserve Ph 1?
Who is the best real estate agent for Belmond Reserve Ph 1?
How do I find a top Riverview real estate agent who knows Belmond Reserve Ph 1?
Can Momentum Realty connect me with an agent for Belmond Reserve Ph 1?
Should you buy in Belmond Reserve Ph 1?
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 13, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (8 streets, ZIP 33579)) |
| Under-contract shares | Stellar MLS records, as of 2026-07-12 |
| Historical depth | Closed-sale records back to 2022 (40 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.
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