Tierra Bella
Homes for Sale in Orlando, FL
All 4,060 homes for sale in ORLANDO, FL · median $384,945 · 87 homes for sale in 32825 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-12, 8 recorded sales closed at a median of $515,000, $202 per square foot, a median 35 days on market, sellers accepting 99% of original asking. Homes listed or recently sold were built 2011 - 2013; 9 of 9 report an HOA (median $112/mo); none of the 9 geocoded homes sit in a FEMA special flood hazard zone (median elevation 76 ft). At the median price and Orange County's FY2025-26 rate of 16.67 mills, annual property tax runs about $8,590 ($7,910 with the full homestead exemption).
Tierra Bella is a small, tightly built community - 82 homes, all constructed within a narrow 2011 to 2013 window, which means condition and finish level vary less here than in most Orlando subdivisions of similar size. At a median of $515,000 and roughly $203.40 per square foot on a median home size around 2,381 square feet, pricing reflects a fairly consistent product rather than a wide spread of eras and renovation states.
With zero active listings at this snapshot, there is nothing currently on the market to compare against - sellers considering a listing here are effectively pricing into a vacuum, and buyers watching this community need to move quickly once something does list. A median 28 days on market and 7 closings in the recent window point to a community that transacts in modest, steady numbers rather than large batches, so timing matters more than in higher-inventory subdivisions.
The 60-Second Overview
Tierra Bella market snapshot (as of September 12, 2026): the median sale price is about $515K ($202 per sq ft over the trailing 12 months of closed sales), and a median 35 days on market for closed sales.
In ZIP 32825 (ORLANDO), 502 homes closed in the last 12 months at a median of $398K ($226/sq ft), down 2.1% year over year, with a median 30 days on market. Right now 64 active and 21 pending listings put supply at about 3.0 months - a healthy market. See the live ZIP 32825 housing market and the Orange County market.
Flood zones in Tierra Bella: of 9 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in Orlando.
Tierra Bella is a community of 82 homes in Orlando, Orange County, built between 2011 and 2013 (median 2012.0), with a median living area of about 2,381 square feet. 80% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Tierra Bella is a compact, deed-restricted community in Orlando built out almost entirely between 2011 and 2013, giving it a more uniform housing stock than most nearby subdivisions of comparable size.
The setting & the homes.
Aerial and on-site photos of Tierra Bella. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Tierra BellaPhotos from Stellar MLS listings in Tierra Bella; content deemed reliable but not guaranteed.
Who Tierra Bella is best for.
Best for
- Buyers targeting a specific, consistent construction era (2011-2013) rather than a broad mix of home ages
- Buyers comfortable with a deed-restricted, amenity-managed community with clubhouse, pool, and defined vehicle/parking rules
- Buyers willing to watch for and act quickly on new listings in a small, low-turnover subdivision
Probably not for
- Buyers who need to choose from several active listings right now rather than wait for one to appear
- Buyers who want to avoid HOA deed restrictions or vehicle-use rules altogether
- Buyers seeking older or architecturally varied housing stock rather than a single, uniform build era
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 ($515K) IS the median in the snapshot above.
Windows contain 0 to 8 sales each (8 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 2014 through 2026. Deemed reliable but not guaranteed.
TIERRA BELLA SUB Market Scorecard
TIERRA BELLA SUB is currently a no active listings market. Limited supply, a median asking price of n/a.
Typical home value in the 32825 ZIP is $389,691, about 2.4% below 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 Tierra Bella Sub Orlando, ORLANDO
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 Tierra Bella
Live MLS inventory for Tierra Bella. 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 Tierra Bella listings as of 2026-09-14, priced high to low. Based on Stellar MLS data distributed by MLS GRID for the period 2014 through 2026. Tap any home to ask about it.
Tierra Bella 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 Tierra Bella
- Pool · reported on 7 of 9 listings
- Playground · reported on 5 of 9 listings
- Deed Restrictions · reported on 3 of 9 listings
- Clubhouse · reported on 2 of 9 listings
- Park · reported on 2 of 9 listings
- Community Mailbox · reported on 2 of 9 listings
- Vehicle Restrictions · reported on 1 of 9 listings
- Secured Garage/Parking · reported on 1 of 9 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
- Cypress Springs Elem · Elementary
- Discovery Middle · Middle
- University High · High
Zoned schools reflect the assignments reported on recent Tierra Bella 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 Tierra Bella address.
Shop the zone: Homes zoned for University High High School
Recent Developments in Tierra Bella Sub
Development, infrastructure, retail, and school activity affecting Tierra Bella Sub, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Capstone begins construction on The Gateway luxury apartments
Capstone Building Corp began construction on The Gateway, a 270-unit apartment community at 7250 Shadowridge Drive in Orlando, developed by JBL Development. The five-story gated project spans more than 417,000 square feet and is expected to be completed in late 2027. Amenities include a saltwater pool, fitness center, pickleball court, and a clubhouse with a restaurant and bar.
What it may mean for the marketAdds 270 market rate apartments in a five story building with resort style amenities, expanding the local rental housing stock in the Airport Lakes area of south Orlando. The project is about 8 miles southwest of Tierra Bella Sub, elsewhere in Orange County.
Source: Construction Owners - 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 west of Tierra Bella Sub, 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 14 miles west of Tierra Bella Sub, 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 8 miles west of Tierra Bella Sub, elsewhere in Orange County.
Source: Florida YIMBY - June 2026Development
Planning board approves zoning for 37-story tower at 170 East Washington Street
Orlando's Municipal Planning Board voted to approve a Planned Development amendment for a 37-story, 425-foot mixed-use tower at 170 East Washington Street across from Lake Eola Park. The project would include 252 residential units, a 221-room hotel, a three-story restaurant, and structured parking. It still requires City Council consideration before construction.
What it may mean for the marketWould add a 37 story tower with 252 residences and a hotel to the downtown skyline, replacing a prior approval for a 7 story hotel and increasing high density housing and parking supply. The project is about 8 miles west of Tierra Bella Sub, elsewhere in Orange County.
Source: Florida YIMBY - March 2026Development
Orlando approves the 380-acre Dowden Central Community Development District in Lake Nona
Orlando approved the Dowden Central Community Development District, a roughly 380-acre district in the Lake Nona area of southeast Orlando, in March 2026. The district provides the framework to build roads, drainage, utilities, and parks for future development phases.
What it may mean for the marketA new community development district lays the groundwork for large-scale growth in the Lake Nona area, a step that typically precedes new housing and commercial activity nearby. The site is about 11 miles south of Tierra Bella Sub.
Source: ClickOrlando
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 the Orlando Metro.
The Tierra Bella buying strategy.
If we were buying in Tierra Bella 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 Tierra Bella.
A small, uniform community with no current listings
The defining fact about Tierra Bella right now is inventory: zero active listings. For a community of only 82 homes, that is not unusual for short stretches, but it means anyone evaluating this market today is working from recent closings rather than anything currently for sale. The 7 closings in the recent window and a median 28-day time on market suggest that when homes do come up, they tend to move in a reasonably timely manner rather than sitting.
Because nearly all homes were built within a three-year span centered on 2012, buyers are not choosing between decade-old construction and brand-new - the variable is more likely to be layout, lot position, and how well a given home has been maintained since. The homestead share, at roughly 80.5%, indicates a large majority of homes are owner-occupied under the state's primary-residence exemption, which is a useful signal about how the community is used day to day rather than a marketing point about who lives there. The amenity set - pool, clubhouse, playground, park, community mailbox, vehicle restrictions, and secured garage/parking - points to an HOA-managed environment with defined rules and shared recreational space, worth confirming directly with the association before writing an offer.
The location and the amenities are priced into every listing in Tierra Bella. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this small with no active listings, off-market awareness and a fast read on new inventory matter more than a big search portal ever will. We track closings and pricing here closely enough to tell you, before a sign goes up, whether a unit's price and condition line up with what Tierra Bella has actually been trading at - and we will say so plainly if a listing does not.
Tierra Bella in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $112/month (about $1,344/yr) · median of 24 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $112 per month ($1,344 a year) - the median AssociationFee across 24 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 Tierra Bella 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 Tierra Bella sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tierra Bella, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tierra Bella home worth?
Get a no-obligation home value based on real comparable sales in Tierra Bella, 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 Tierra Bella?
How long do homes in Tierra Bella take to sell?
How many homes are in Tierra Bella?
What share of Tierra Bella is owner-occupied?
When were the homes in Tierra Bella built?
Who is the best real estate agent for Tierra Bella?
How do I find a top Orlando real estate agent who knows Tierra Bella?
Can Momentum Realty connect me with an agent for Tierra Bella?
Should you buy in Tierra Bella?
An honest fit check. We will tell you when it is not your community.
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 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 32825)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2014 (25 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?
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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 Tierra Bella Sub fits the bigger picture — live prices, inventory, and Momentum Scores:
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