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Bellaria, Windermere: Large Lots, Newer Homes and What Sets Value
Bellaria is a Windermere enclave of 64 homes built from 2007 to 2022 on median lots of 0.92 acres, with a 2026 median county value of $1,935,045, and its values track house size and age more than its unusually large lots.
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Buying or Selling in Bellaria
Bellaria homes for sale combine newer construction with land that's hard to find in Windermere without lake frontage. Our agents help buyers weigh the lot against the house, and help sellers price from Bellaria's own sales and from comparable newer enclaves such as Casabella and Oxford Moor.
Bellaria's Homes and Lots
- Homes: 64.
- Built: 2007 to 2022, median 2014; 19 homes since 2015.
- Lots: median 0.92 acres.
- House size: 5,661 square feet at the median.
- 2026 county value: $1,935,045 at the median.
- Water: no lake frontage in county data.
Weighing the Lot Against the House
- Build year, since homes span 15 years of construction.
- How the lot is used. Pools, outdoor living and open space on a near-acre lot can add a great deal or very little, depending on what buyers want.
- Permits for pools, additions and outdoor kitchens.
- Association documents, including any architectural rules for changes to the lot.
Owning in Bellaria: Tax and Flood Picture
Bellaria falls in the 16.0858-mill unincorporated district for 2025. Applied to 2026 county just values, that puts a buyer's yearly property tax at roughly $29,500 to $35,500 for the middle half of homes, before any exemption. No Bellaria lot reaches into a FEMA special flood hazard area. The school district assigns by address, so look up the home in Find My School.
Pricing a Bellaria Home for Sale
With 64 homes and a long build period, your best comparable sales are Bellaria homes of similar age and size. We start there, add carefully adjusted sales from nearby newer enclaves, and show you each adjustment. Documenting improvements and outdoor spaces before listing helps buyers and appraisers see the value of the land you've used.
Also see Tildens Grove and the Windermere neighborhood comparison.
The Own Luxury Homes® Perspective
In Bellaria, a near-acre lot adds less to value than buyers expect without water.
Bellaria's median lot is 0.92 acres, against 0.53 in Casabella, yet Bellaria's 2026 median county value of $1,935,045 is about $490,000 lower than Casabella's. Casabella's homes are newer and larger, with a median of 6,757 square feet against Bellaria's 5,661.
Away from the lakes, Windermere's luxury values follow the house more than the land. Pay for Bellaria's acreage if you'll use it; if you're selling, show buyers how the lot has been improved, because raw land alone won't carry the price.
Bellaria Questions
How large are Bellaria lots?
The median lot is 0.92 acres, and half of the lots are between about three-quarters of an acre and 0.92 acres, according to county records.
When were Bellaria homes built?
From 2007 to 2022, with a median build year of 2014; 19 homes were built in 2015 or later.
Do most Bellaria homes have pools?
Yes. County records show pools at 61 of the 64 homes, so a home without one stands out in any comparison.
A Private, More Intentional Beginning
Tell us about your decision
Tell us what you are buying or selling, where, the approximate price range, your timing, and what matters most.
Speak with a local real estate professional.
Discuss your goals, the property, the market, and the questions that will help you decide how to proceed.
Choose your next step.
Take the time you need. There is no obligation to move forward.
Sources:
Orange County GIS, parcel data (2026 tax roll); Orange County GIS, hydrology (lakes); Orange County Property Appraiser, 2025 final millage rates; Orange County GIS, FEMA flood zones; Orange County Public Schools, Find My School. Checked October 2026.
Figures: homes with a Windermere site address outside the Horizon West planning boundary, from Orange County parcel data; values are county just values on the 2026 tax roll, not sale prices; medians. Tax estimates multiply each home's 2026 county just value by the 2025 final millage for its tax district, before exemptions and non-ad valorem assessments, and are rounded. Flood counts are homes with at least 1% of the lot in a FEMA special flood hazard area (zones A, AE or AH) on the county's FEMA layer.
Reviewed by Ryan Brown, Licensed Real Estate Broker and CEO, Own Luxury Homes®