Reserve at Belmere
Homes for Sale in Windermere, FL
All 255 homes for sale in Windermere, FL · median $930,000 · 176 homes for sale in 34786 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
As of September 2026, reserve at belmere in Windermere, FL has 1 home for sale. Over the 12 months ending 2026-09-12, 4 recorded sales closed at a median of $817,500, $304 per square foot, a median 12 days on market, sellers accepting 94% of original asking (-29% versus the prior year). Homes listed or recently sold were built 2002 - 2004; 7 of 7 report an HOA (median $210/mo); none of the 5 geocoded homes sit in a FEMA special flood hazard zone (median elevation 122 ft). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $13,630 ($12,960 with the full homestead exemption).
Part of the Belmere master-planned community in Windermere, FL — see all Belmere homes for sale (6 listings across 10 villages and sections in the MLS).
Reserve at Belmere right now
🟡 Balanced market. 3.0 months of supply and 0% of the inventory already under contract put buyers and sellers on roughly even footing.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 Stellar MLS records, as of September 12, 2026. Confidence: Low (1 active and pending listings, 4 closed sales in 12 months).
🔴 Off the recent peak. The trailing-12-month median ($818K) is down 28.9% from the prior 12 months ($1.15M) and up 59% since 2012. With about 4 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 September 12. Confidence: Low (4 and 9 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated September 15, 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
Reserve at Belmere market snapshot (as of September 12, 2026): the median sale price is about $818K ($304 per sq ft over the trailing 12 months of closed sales), a median 13 days on market for closed sales, and 3.0 months of supply, a balanced market. The trailing-12-month median is down 29% from the prior 12 months and up 59% since 2012, computed from record-level Stellar MLS closed sales (4 closings in the current window).
In ZIP 34786 (Windermere), 784 homes closed in the last 12 months at a median of $622K ($262/sq ft), down 1.5% year over year, with a median 38 days on market. Right now 113 active and 37 pending listings put supply at about 3.0 months - a balanced market. See the live ZIP 34786 housing market and the Orange County market.
Stellar MLS sales records identify 230 homes in reserve at belmere that have changed hands since 2004, built between 2001 and 2014 (median 2004), with a median living area of about 3,434 sq ft and a typical 4-bedroom, 3.5-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.
The setting & the homes.
Aerial and on-site photos of Reserve at Belmere. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Reserve at Belmere
Reserve at Belmere
Reserve at Belmere
Reserve at Belmere
Reserve at Belmere
Reserve at Belmere
Reserve at BelmerePhotos from Stellar MLS listings in Reserve at Belmere; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Stellar MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($818K) IS the median in the snapshot above, and the move from 2025 ($1.15M) IS the -28.9% one-year change.
Windows contain 0 to 11 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 2004 through 2026. Deemed reliable but not guaranteed.
RESERVE AT BELMERE Market Scorecard
RESERVE AT BELMERE is currently a strong seller's market. About 2.0 months of supply, a median asking price of $1,275,000, and homes go under contract in about 111 days.
Typical home value in the 34786 ZIP is $706,166, about 7.6% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Stellar MLS, distributed by MLS GRID, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in reserve at belmere, Windermere
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. Based on Stellar MLS data distributed by MLS GRID for the period September 2026 through September 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Reserve at Belmere
Live MLS inventory for Reserve at Belmere. 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 Reserve at Belmere listings as of 2026-09-14, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2004 through 2026. Tap any home to ask about it.
Reserve at Belmere on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Stellar MLS. Map data © OpenStreetMap, tiles © CARTO.
Life at Reserve at Belmere
- Fitness Center · reported on 8 of 8 listings
- Tennis Court(s) · reported on 8 of 8 listings
- Gated Community - Guard · reported on 8 of 8 listings
- Basketball Court · reported on 7 of 8 listings
- Gated · reported on 7 of 8 listings
- Playground · reported on 7 of 8 listings
- Clubhouse · reported on 6 of 8 listings
- Park · reported on 6 of 8 listings
- Security · reported on 5 of 8 listings
- Gated Community · reported on 5 of 8 listings
- Pickleball Court(s) · reported on 3 of 8 listings
- Security Gate · reported on 3 of 8 listings
Community amenities as reported across Stellar MLS listings in this community; deemed reliable but not guaranteed. Verify current amenities and access with the HOA.
Schools
- Orange County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Lake Whitney Elem · Elementary
- SunRidge Middle · Middle
- West Orange High · High
Zoned schools reflect the assignments reported on recent Reserve at Belmere listings and can change; always confirm with Orange County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Reserve at Belmere address.
Shop the zone: Homes zoned for West Orange High High School
The Reserve at Belmere buying strategy.
If we were buying in Reserve at 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 Reserve at Belmere.
A closer look at the Reserve at Belmere market
At a median of $304 per square foot, Reserve at Belmere prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 3.0 months of supply, a balanced market and the trailing-12-month median down 29% year over year. Homes that do trade take a median 13 days on market, useful leverage on any listing that has lingered.
The location and the amenities are priced into every listing in Reserve at Belmere. 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 Reserve at Belmere 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 4 factors (4.6). Basis: Long-Term Appreciation +59% since 2012; Recent Direction -28.9% year-over-year; Liquidity & Demand 3.0 months of supply; Pricing Power 94.2% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA dues reported around $210/month (about $2,520/yr) · median of 21 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $210 per month ($2,520 a year) - the median AssociationFee across 21 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-09.
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 Reserve at 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 Reserve at Belmere sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Reserve at 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 Reserve at Belmere home worth?
Get a no-obligation home value based on real comparable sales in Reserve at 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 all homes for sale in Windermere →
Frequently Asked Questions
What is the median home price in Reserve at Belmere?
How long do homes in Reserve at Belmere take to sell?
Is Reserve at Belmere a buyer's or seller's market right now?
Have Reserve at Belmere home prices gone up?
Who is the best real estate agent for Reserve at Belmere?
How do I find a top Windermere real estate agent who knows Reserve at Belmere?
Can Momentum Realty connect me with an agent for Reserve at Belmere?
Data sources & freshness
| Live listings | Stellar MLS, refreshed twice daily (last: September 14, 2026) |
| Community market stats | Stellar MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2004 (123 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 local 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 reserve at belmere fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Reserve at BelmereHomes for Sale in Windermere, FL with Momentum Realty’s local guides.
