Reserve/Belmere
Homes for Sale in Windermere, FL
All 251 homes for sale in Windermere, FL · median $964,500 · 233 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 5 closed sales in Reserve/Belmere Ph 04 in Windermere, FL since 2015, the most recent in January 2026. 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 120 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).
Part of the Belmere master-planned community in Windermere, FL — see all Belmere homes for sale (7 listings across 10 villages and sections in the MLS).
Reserve/Belmere Ph 04 is not a community where the numbers do the talking. With just a single closing in the current window, there is not enough transaction volume to establish a reliable price trend, a typical days-on-market figure, or a defensible per-square-foot benchmark. Anyone quoting hard stats on this pocket of Windermere right now is extrapolating, not reporting.
That thinness cuts both ways. A seller here cannot lean on recent comps to justify a number — pricing has to be built home-by-home, off condition, lot, and finish level, then checked against what has actually closed in the broader Reserve/Belmere footprint. A buyer, meanwhile, has real room to negotiate on a case-by-case basis rather than competing against a documented bidding pattern, simply because there is no visible pattern to compete against.
Nearby homes for sale
No active listings inside Reserve/Belmere Ph 04 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
Reserve/Belmere Phase 04 sits within the larger Reserve/Belmere development in Windermere, Orange County — an established platted phase rather than a new-build section, which means most activity here involves resale rather than builder inventory.
Stellar MLS sales records identify 7 homes in Reserve/Belmere that have changed hands since 2015, built between 2003 and 2006 (median 2005), with a median living area of about 3,051 sq ft and a typical 4-bedroom, 3-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 Reserve/Belmere is best for.
Best for
- A buyer targeting a specific resale in Reserve/Belmere who is comfortable doing comp analysis across the broader community rather than the single phase
- A buyer who wants negotiating leverage in a pocket with little documented competing activity
- A seller prepared to price off a custom comp pull rather than an automated or aggregate market figure
Probably not for
- A buyer who wants a track record of recent sales in this exact phase before making an offer
- A buyer relying on the MLS listing to confirm amenities without independently checking HOA documents
- A seller expecting a fast, data-backed pricing conversation based on phase-level statistics
The market around Reserve/Belmere
Reserve/Belmere is too small for its own price trend, so here is the market around it.
In ZIP 34786, 336 homes are on the market and 26% are under contract — a steady corner of Windermere.
Across Orange County, 5,909 homes are active and 1,877 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 Reserve/Belmere specifically. Momentum Research analysis of MLS records.
Reserve/Belmere Ph 04 by the numbers
From county property records and closed MLS sales for the Reserve/Belmere Ph 04 subdivision: 6 homes on record; built 2004–2006; typical size about 2,960 heated sq ft; 4 bedrooms is the median. Housing mix: single-family 100%.
| Year | Recorded sales | Median price |
|---|---|---|
| 2015 | 2 | $395,500 |
| 2016 | 1 | $359,900 |
| 2017 | 1 | $425,000 |
| 2019 | 1 | $460,000 |
| 2026 | 1 | $753,000 |
Newest recorded sale: $753,000 on 2026-01-21.
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 Reserve/Belmere buying strategy.
If we were buying in Reserve/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/Belmere.
Reading a market with almost no current signal
Current MLS data does not identify confirmed community amenities for this phase, which is common in smaller platted sections that share access to amenities through a broader master association rather than listing them individually per listing. That does not mean amenities are absent — it means they have not been consistently captured in the feed for this specific phase, and confirming what is actually included (pool access, HOA-maintained common areas, gated entry, etc.) requires a direct check against the governing HOA documents rather than the listing sheet.
The same caution applies to price and pace. One closing in the tracked window tells you a transaction happened — it does not tell you what is typical here. Treat any headline number for this phase as a single data point, not a market. The more useful exercise for a buyer or seller is pulling recent closings across the full Reserve/Belmere community and adjusting for the specific phase, lot type, and condition of the subject property.
The location and the amenities are priced into every listing in Reserve/Belmere. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a phase with this little standalone MLS activity, the value we add is verification, not interpretation of a trend line that does not exist yet. We pull the actual HOA documents to confirm what amenities and obligations attach to Ph 04 specifically, cross-reference recent closings across the wider Reserve/Belmere community to build a real comp set, and price or offer off that groundwork instead of a single thin data point.
Reserve/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 Reserve/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/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/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/Belmere home worth?
Get a no-obligation home value based on real comparable sales in Reserve/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 →
Should you buy in Reserve/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 2026-09-08 |
| Historical depth | Closed-sale records back to 2015 (5 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.
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See how Reserve/Belmere Ph 04 fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Reserve/Belmere
Where is Reserve/Belmere?
Reserve/Belmere is a community in Windermere, Orange County, Florida, ZIP 34786.
How many homes are in Reserve/Belmere?
County property records list 6 homes in Reserve/Belmere, built between 2004 and 2006; the typical home is about 2,960 heated square feet.
What do homes in Reserve/Belmere sell for?
Reserve/Belmere has no MLS sales in the last 12 months. The most recent year with recorded sales on file is 2026 (1 sale, median $753,000). For context, ZIP 34786 has 336 homes on the market with 26% under contract.
Are there homes for sale in Reserve/Belmere right now?
No active listings inside Reserve/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 Reserve/Belmere have an HOA or CDD?
No HOA is on record for Reserve/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.
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