Whitney Isles/Belmere
Homes for Sale in Windermere, FL
All 253 homes for sale in Windermere, FL · median $930,000 · 232 homes for sale in 34786 · Orange County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 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 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).
| 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 Ph 02 key facts,” movewithmomentum.com/neighborhoods/whitney-isles-belmere-ph-02, data as of September 20, 2026.
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.
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.
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.
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Frequently Asked Questions
How many homes are in Whitney Isles/Belmere?
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When were the homes in Whitney Isles/Belmere built?
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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.
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See how Whitney Isles/Belmere Ph 02 fits the bigger picture — live prices, inventory, and Momentum Scores:
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