Bellaria Homes for Sale

Q: What is the HOA fee for Bellaria?

Please contact Florida Neighborhood Realty for the current HOA fee, payment schedule, and HOA management company contact information. The HOA covers 24-hour manned guardhouse staffing, common area maintenance, the lakefront park on Lake Burden, private streets, architectural review, and reserve funds.

Q: Is there a CDD fee in Bellaria?

No, Bellaria does not have a Community Development District (CDD) fee. This is a notable cost advantage compared to many newer luxury communities in Horizon West and southern Windermere, where CDD assessments often add $2,000-$5,000+ in annual carrying costs.

Q: What schools serve Bellaria?

Bellaria is zoned for Orange County Public Schools — Castleview Elementary, Bridgewater Middle School, and Windermere High School. Windermere Preparatory School (Central Florida's only IB Diploma Programme private school) is also within the 34786 area. Always verify current zoning with OCPS before making purchase decisions.

Q: Does Bellaria have a manned guardhouse?

Yes. Bellaria operates a 24-hour manned guardhouse — uncommon at this community scale (approximately 64 homes). This is one of the most-cited differentiators among buyers cross-shopping Windermere luxury addresses.

Q: Does Bellaria have lake access?

Yes. Bellaria sits along Lake Burden, which connects to the broader Butler Chain of Lakes via canal. The community maintains a private lakefront park on Lake Burden for resident use.

Q: How big are the lots in Bellaria?

Lot sizes typically range from approximately 0.5 to 1.4 acres — significantly larger than most production luxury construction in Horizon West (typically 0.15-0.30 acres). The estate-scale lots are a deliberate feature of the community's mid-2000s design and one of its strongest differentiators.

Q: When were homes in Bellaria built?

Most original homes were completed between 2007 and 2017, with custom builds continuing on remaining lots into the present. The architectural standard is Mediterranean and Tuscan-inspired, with HOA-enforced design review to maintain consistency.

Q: How close is Bellaria to Disney and the theme parks?

Bellaria is approximately 12-15 minutes (~7 miles) to Walt Disney World, 15-20 minutes to Universal Orlando, and 15-20 minutes to SeaWorld Orlando. The community's southwest Windermere position places it inside the practical theme-park commute radius while maintaining the lake-luxury character of the 34786 ZIP code.

About Bellaria Neighborhood

Bellaria sits in the southwest corridor of Windermere's 34786 ZIP code, anchored by the shoreline of Lake Burden — a waterfront connected to the broader Butler Chain of Lakes via canal. The community was developed beginning in the mid-2000s, with most of the original 64 estate homes completed between 2007 and 2017. A handful of remaining custom build lots have allowed newer construction to continue filling out the community in recent years.

The architectural character is deliberately Mediterranean — Tuscan tile rooflines, stucco facades in warm earth tones, arched entryways, wrought-iron details, and courtyard-style entries are the dominant vocabulary across the community. Lot sizes are unusually generous for guard-gated Windermere construction of this era, with most parcels running between 0.5 and 1.4 acres. Combined with the manned security gate and the lakefront park along Lake Burden, Bellaria functions as one of the more private estate communities in southwest Windermere despite being only minutes from The Grove at Isleworth.

Home sizes typically range from approximately 4,000 to 8,000+ square feet, with most properties offering 4 to 6 bedrooms and 4 to 7 bathrooms. Pool homes are the norm rather than the exception; many residences feature summer kitchens, outdoor loggias, three-car garages, and lake views or direct lake frontage on Lake Burden. The 24-hour manned guardhouse — uncommon at this neighborhood scale — is one of Bellaria's most-cited differentiators among buyers cross-shopping luxury Windermere addresses.

📊 Quick Facts

Property Style(s):Custom Mediterranean & Tuscan-Inspired Estates

Home Sizes:Approx. 4,000 – 8,000+ sq ft

Bedrooms:4 – 6

Bathrooms:4 – 7

Lot Sizes:Approx. 0.5 – 1.4 acres

Year Built:2007 – Present (custom builds ongoing)

HOA Fee:Contact us for current fee

CDD Fee:No

Total Homes:Approximately 64

Security:24-Hour Manned Guard Gate

🏛️ What Makes Bellaria Special

24-hour manned guardhouse — uncommon at this 60-home scale in Windermere
Lake Burden access — connected to the Butler Chain of Lakes via canal
Estate-sized lots from 0.5 to 1.4 acres in a guard-gated setting
No CDD fee — unusual for southwest Windermere construction of this era
Mediterranean architectural standards enforced through HOA design review
Private community lakefront park on Lake Burden
Less than a mile to The Grove at Isleworth for upscale shopping and dining

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Bellaria Location & Connections

Bellaria is located in the southwest section of Windermere's 34786 ZIP code, just off Conroy-Windermere Road and within easy reach of Winter Garden Vineland Road (CR 535) and SR 429. The community's position places it minutes from Disney's eastern boundary while still maintaining the lakefront, lake-luxury character that defines the broader 34786 area.

Daily essentials are unusually close for an estate community of this caliber — The Grove at Isleworth sits less than a mile away, and Sand Lake Road's Restaurant Row is roughly 10 minutes east via Conroy-Windermere Road.

🏘️ Adjacent Neighborhoods & Areas

North: Estates at Lake Clarice
South: Tildens Grove and Butler Ridge
East: Casabella
West: Magnolia Park
Nearby Shopping & Dining: The Grove at Isleworth (<1 mile)

🚗 Detailed Commute Times

Downtown Orlando: 20-25 minutes (~14 miles)
UCF Campus: 35-40 minutes (~25 miles)
Walt Disney World: 12-15 minutes (~7 miles)
Universal Orlando: 15-20 minutes (~10 miles)
SeaWorld Orlando: 15-20 minutes (~9 miles)
Disney Springs: 12-15 minutes (~8 miles)
Lake Nona Medical City: 35-40 minutes (~25 miles)
Cocoa Beach: 60-70 minutes (~62 miles)
Sand Lake Road / Restaurant Row: 10-12 minutes (~5 miles)

✈️ Airport Access

Orlando International Airport (MCO): 25-30 minutes (~17 miles)
Orlando Sanford International Airport (SFB): 45-50 minutes (~32 miles)
Orlando Executive Airport (ORL): 25-30 minutes (~16 miles)
Kissimmee Gateway Airport (ISM): 25-30 minutes (~17 miles)

🚆 Rail & Major Roads

SunRail: Nearest stations in downtown Orlando and Sand Lake Road area
Brightline: Orlando station at MCO, ~25-30 minutes drive
I-4: ~12-15 minutes via Conroy-Windermere Road
SR 429 Western Beltway: ~5-10 minutes
Florida Turnpike: ~15 minutes
Winter Garden Vineland Road (CR 535): Adjacent corridor

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Bellaria Amenities & Lifestyle

Bellaria's lifestyle blends private estate living with practical access to Windermere's lake culture, top-tier dining, and Disney-adjacent recreation. The lake-luxury character that defines the broader 34786 corridor — Butler Chain boating, lakefront sunsets, theme-park access — is all within a short drive, while the community itself remains insulated by its 24-hour manned gate and estate-scale lots.

Residents tend to gravitate toward The Grove at Isleworth for everyday upscale shopping and dining, downtown Windermere for civic events and the Friday Farmers Market, and the Butler Chain of Lakes for water recreation. The community's Mediterranean architectural identity is reinforced by enforced design standards, mature landscaping, and the consistent visual character buyers expect from this price tier.

🏊 Neighborhood Amenities

Amenities found within Bellaria:

24-hour manned guardhouse and gated entry
Private community lakefront park on Lake Burden
Boat dock / lake access for Lake Burden
Mediterranean architectural design standards (HOA-enforced)
Mature landscaping along community streets
Underground utilities

🛍️ Shopping & Services

The Grove at Isleworth is less than a mile from Bellaria and serves as the everyday upscale retail anchor. Cornerstone at Summerport on CR 535 covers grocery and family essentials, while Winter Garden Village and The Mall at Millenia are the closest large-format shopping destinations.

For comprehensive shopping information: Discover even more shopping options with our comprehensive Windermere shopping guide.

🍽️ Restaurants

Bellaria residents have direct access to The Grove at Isleworth's upscale dining and to Sand Lake Road's Restaurant Row roughly 10 minutes east. Downtown Windermere's Main Street offers locally-owned cafes and Italian favorites, while neighborhood-centers like Lakeside Village and Cornerstone at Summerport cover casual and family dining.

For comprehensive restaurant information: Explore dining options in our complete Windermere restaurants and dining guide.

🎭 Arts & Culture

Downtown Windermere's Town Square anchors the local arts scene with the annual Fine Art Show, the historic 1890 Windermere Schoolhouse, and the century-old Town Hall. The Isleworth public sculpture collection — featuring works by Henry Moore, Dali, and Philip Jackson — is a uniquely Windermere cultural asset, and the Dr. Phillips Center for the Performing Arts in downtown Orlando is the closest major performing arts venue.

For comprehensive arts & culture information: Explore more area arts & culture options in our comprehensive Windermere arts and culture guide.

🏃 Health & Wellness

Orlando Health Medical Pavilion Summerport on CR 535 is Bellaria's nearest multispecialty hub for imaging, labs, and primary care. Orlando Health Horizon West Hospital is the closest full-service hospital with ER and inpatient services, while Dr. P. Phillips Hospital handles specialty care. Urgent care options including MD Now and AdventHealth Centra Care are within the 34786 corridor.

For comprehensive health & wellness information: For a complete directory of healthcare providers, visit our comprehensive Windermere health and wellness guide.

🌳 Parks & Recreation

The community's private lakefront park on Lake Burden provides direct neighborhood access to the Butler Chain of Lakes via canal. Public Butler Chain access is available at Fernwood Park (Lake Butler) and R.D. Keene Park (52 acres of fields, playgrounds, and a public boat ramp). Tibet-Butler Preserve on CR 535 offers 3.6 miles of nature trails just minutes from the community.

For comprehensive parks & recreation information: Discover more parks, trails, and outdoor recreation in our detailed Windermere parks and recreation guide.

⚽ Sports & Athletics

Windermere's signature private golf — Isleworth Golf & Country Club (Arnold Palmer–designed) and The Golden Bear Club at Keene's Pointe (Jack Nicklaus signature) — is within 10 minutes of Bellaria. Bay Hill Club & Lodge, the PGA Tour's Arnold Palmer Invitational host, is also a short drive. Watersports on the Butler Chain of Lakes — wakeboarding, water skiing, tubing — are accessible via Lake Burden's canal connection.

For comprehensive sports & athletics information: Find complete information on golf, fitness, and recreation in our detailed Windermere sports and athletics guide.

🎉 Fun Things to Do

The Friday Windermere Farmers Market, monthly Food Truck Night at Town Square, the Halloween Costume Parade, PetFest, and Light Up Windermere anchor the local event calendar. Boat days on the Butler Chain of Lakes — including stops at Bird Island and the lakeside lunch spots — are part of resident life. Disney fireworks are visible from many southern Windermere vantage points.

For comprehensive events & activities information: Find even more things to do in our complete Windermere entertainment guide.

🎓 Schools

Bellaria is served by Orange County Public Schools (OCPS):

Elementary: Castleview Elementary
Middle: Bridgewater Middle School
High: Windermere High School

Note: School assignments are subject to change. Always verify current zoning with Orange County Public Schools before making purchase decisions.

Windermere Preparatory School — Central Florida's only IB Diploma Programme private school — is also within the 34786 area for families considering private K-12 options.

For comprehensive school information: For detailed school ratings and educational resources, visit our comprehensive Windermere schools and education guide.

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How Bellaria Compares

Buyers cross-shopping luxury Windermere addresses typically weigh Bellaria against newer guard-gated construction in Horizon West and against larger established communities like Keene's Pointe. Bellaria's combination of estate lot sizes, manned 24-hour security, no CDD fee, and small community scale (~64 homes) is its principal differentiator at this price tier.

Feature	Bellaria	New Construction (Horizon West)	Keene's Pointe
Typical Lot Size	0.5 – 1.4 acres	0.15 – 0.30 acres	0.30 – 1.0+ acres
Home Style	Custom Mediterranean estates	Production luxury	Custom estate (varied styles)
Year Built	2007 – Present	2018 – Present	2000 – Present
Security	24-hour manned gate	Varies (often unmanned)	24-hour manned gate
CDD Fee	No	Typically Yes	No
Community Scale	~64 homes	200 – 500+ homes	~1,000+ homes
Lake Access	Lake Burden (Butler Chain via canal)	Varies	Lake Tibet-Butler (direct Butler Chain)

💡 Value Proposition: Bellaria offers an unusual stack for buyers comparing across Windermere luxury options — estate-scale lots in a manned-gate community of only ~64 homes, with no CDD fee and Mediterranean architectural consistency, all within a mile of The Grove at Isleworth. Buyers prioritizing intimate community scale and lower long-term carrying costs (no CDD) often choose Bellaria over larger or newer alternatives.

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Bellaria HOA & CDD Information

Bellaria operates as a guard-gated community with a homeowners association (HOA) that manages the 24-hour manned guardhouse, common area landscaping, the lakefront park on Lake Burden, private street maintenance, and architectural standards review. The HOA enforces design guidelines that protect the community's Mediterranean character and maintain consistent visual standards across the estate homes.

Bellaria does not have a Community Development District (CDD) fee — a meaningful long-term cost advantage relative to newer luxury construction in Horizon West and parts of southern Windermere where CDD assessments often add $2,000-$5,000+ annually. For more on the difference between HOAs and CDDs, see What's an HOA? and What's a CDD?.

💰 HOA Fees & Management Contact

HOA fees and management company information often change. Please contact us and we will be happy to provide you with the current HOA fee, payment schedule, and direct contact information for the HOA management company. We can also check for you to see if there are any current or upcoming special assessments.

📋 What HOA Fees Cover

24-hour manned guardhouse staffing
Gated entry and security infrastructure maintenance
Private street maintenance and street lighting
Common area landscaping and irrigation
Lakefront park maintenance on Lake Burden
Architectural review and design standards enforcement
Community insurance and reserve funds
Entry monumentation and signage

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Frequently Asked Questions

What is the HOA fee for Bellaria?

Please for the current HOA fee, payment schedule, and HOA management company contact information. The HOA covers 24-hour manned guardhouse staffing, common area maintenance, the lakefront park on Lake Burden, private streets, architectural review, and reserve funds.

Is there a CDD fee in Bellaria?

No, Bellaria does not have a Community Development District (CDD) fee. This is a notable cost advantage compared to many newer luxury communities in Horizon West and southern Windermere, where CDD assessments often add $2,000-$5,000+ in annual carrying costs.

What schools serve Bellaria?

Bellaria is zoned for Orange County Public Schools — Castleview Elementary, Bridgewater Middle School, and Windermere High School. Windermere Preparatory School (Central Florida's only IB Diploma Programme private school) is also within the 34786 area. Always verify current zoning with OCPS before making purchase decisions.

Does Bellaria have a manned guardhouse?

Yes. Bellaria operates a 24-hour manned guardhouse — uncommon at this community scale (approximately 64 homes). This is one of the most-cited differentiators among buyers cross-shopping Windermere luxury addresses.

Does Bellaria have lake access?

Yes. Bellaria sits along Lake Burden, which connects to the broader Butler Chain of Lakes via canal. The community maintains a private lakefront park on Lake Burden for resident use.

How big are the lots in Bellaria?

Lot sizes typically range from approximately 0.5 to 1.4 acres — significantly larger than most production luxury construction in Horizon West (typically 0.15-0.30 acres). The estate-scale lots are a deliberate feature of the community's mid-2000s design and one of its strongest differentiators.

When were homes in Bellaria built?

Most original homes were completed between 2007 and 2017, with custom builds continuing on remaining lots into the present. The architectural standard is Mediterranean and Tuscan-inspired, with HOA-enforced design review to maintain consistency.

How close is Bellaria to Disney and the theme parks?

Bellaria is approximately 12-15 minutes (~7 miles) to Walt Disney World, 15-20 minutes to Universal Orlando, and 15-20 minutes to SeaWorld Orlando. The community's southwest Windermere position places it inside the practical theme-park commute radius while maintaining the lake-luxury character of the 34786 ZIP code.