Whitney Isles/Belmere
Homes for Sale in Windermere, FL
All 236 homes for sale in Windermere, FL · median $949,995 · 209 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 21 closed sales in Whitney Isles/Belmere Ph 02 in Windermere, FL since 2015, the most recent in December 2025. 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 223 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 (5 listings across 10 villages and sections in the MLS).
Whitney Isles/Belmere Ph 02 is a small Windermere pocket in Orange County, and with only two closings in our current window, this is a thin-data market. That means individual homes carry outsized weight here — condition, lot, and updates set the price far more than any neighborhood-wide trend does. Do not expect a tidy per-square-foot comp to tell the whole story.
For a seller, the takeaway is that presentation and condition are your leverage; there is not a deep bench of recent sales to anchor a number, so pricing is a judgment call best made with local eyes on the property. For a buyer, low turnover means patience: the right home may not be listed the week you start looking, and you will want to move deliberately when one does surface.
Nearby homes for sale
No active listings inside Whitney Isles/Belmere Ph 02 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
This is a low-turnover, established section of Windermere where sales are infrequent enough that each transaction is close to a standalone event rather than part of a fast-moving stream.
Stellar MLS sales records identify 28 homes in Whitney Isles/Belmere that have changed hands since 2015, built between 2003 and 2006 (median 2005), with a median living area of about 3,104 sq ft and a typical 4-bedroom, 4-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.
County records show 8 qualified sales in Whitney Isles/Belmere across 2024–2025 (3 in 2024, 5 in 2025), median $829,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
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 Whitney Isles/Belmere is best for.
Best for
- Buyers targeting a specific established Windermere setting who can stay patient through low listing volume
- Buyers whose budget flexes with condition and who will pay for the right updated home when it appears
- Sellers with a well-presented property willing to price on evidence and local judgment rather than a crowd of comps
Probably not for
- Buyers who need a wide selection of active listings to compare right now
- Buyers wanting a quick, comp-anchored purchase with a clean per-square-foot number
- Sellers who want to justify an aggressive price off a deep bench of recent sales
The market around Whitney Isles/Belmere
Whitney Isles/Belmere is too small for its own price trend, so here is the market around it.
In ZIP 34786, 282 homes are on the market and 26% are under contract — a steady corner of Windermere.
Across Orange County, 5,774 homes are active and 1,755 pending (23% 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 Whitney Isles/Belmere specifically. Momentum Research analysis of MLS records.
The Whitney Isles/Belmere buying strategy.
If we were buying in Whitney Isles/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 Whitney Isles/Belmere.
Reading a thin market
With just two closings in the window, there is no reliable statistical center of gravity to lean on. Price here is condition-driven: an updated home and a dated one in the same community can sit far apart, and the spread between them tells you more than any single average would. Treat comps as reference points, not verdicts.
The location itself is the durable asset — an established Windermere setting in Orange County. That tends to hold interest even when listings are scarce, but scarcity cuts both ways: buyers get less choice and sellers get fewer live comparables to justify a stretch price. Both sides benefit from someone who knows what has actually traded and why.
The location and the amenities are priced into every listing in Whitney Isles/Belmere. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this quiet, the value we add is judgment, not a spreadsheet. We track what closes across Windermere, understand how condition and lot drive price when comps are thin, and will tell you plainly when a listing is priced on hope rather than evidence. That candor matters most exactly where the data is sparse.
Whitney Isles/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 Whitney Isles/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 Whitney Isles/Belmere sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Whitney Isles/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 Whitney Isles/Belmere home worth?
Get a no-obligation home value based on real comparable sales in Whitney Isles/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 →
| Location | Windermere, Orange County, FL · ZIP 34786 |
|---|---|
| Homes in the community | 65 (FL DOR 2025 assessment roll) |
| Years built | 2003–2006 (median 2005.0) |
| Typical living area | 2,972 sq ft (median) |
| Owner-occupied (homestead) share | 74% |
Data as of September 20, 2026. Based on Stellar MLS data distributed by MLS GRID for the period 2015 through 2025; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Whitney Isles/Belmere key facts,” movewithmomentum.com/neighborhoods/whitney-isles-belmere-ph-02, data as of September 20, 2026.
Housing distress & ownership in Whitney Isles/Belmere Ph 02, 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.
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
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Whitney Isles Drive (27 homes on record)
- Whitney Isles Drive (1 homes on record)
Email me new listings in Whitney Isles/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 Whitney Isles/BelmereHomes for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Whitney Isles/BelmereHomes for Sale will answer, and the answer is published on this page for the next buyer.
Recent Developments in Whitney Isles Belmere Ph 02
Development, infrastructure, retail, and school activity affecting Whitney Isles Belmere Ph 02, 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 site is about 6 miles south of Whitney Isles Belmere Ph 02.
Source: Spectrum News 13 - 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 7 miles southwest of Whitney Isles Belmere Ph 02.
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 3 miles east of Whitney Isles Belmere Ph 02, 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 north of Whitney Isles Belmere Ph 02, 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 7 miles northeast of Whitney Isles Belmere Ph 02, 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 6 miles northeast of Whitney Isles Belmere Ph 02, 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.
Frequently Asked Questions
How many homes are in Whitney Isles/Belmere?
What share of Whitney Isles/Belmere is owner-occupied?
When were the homes in Whitney Isles/Belmere built?
Who is the best real estate agent for Whitney Isles/Belmere?
How do I find a top Windermere real estate agent who knows Whitney Isles/Belmere?
Can Momentum Realty connect me with an agent for Whitney Isles/Belmere?
Where is Whitney Isles/Belmere, and what county is it in?
Should you buy in Whitney Isles/Belmere?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 34786)) |
| Under-contract shares | Stellar MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2015 (21 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 Whitney Isles/Belmere Ph 02 fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Whitney Isles/Belmere with Momentum Realty’s local guides.