Bella Oaks is a 2020s neighborhood in west Port Orange, in the 32129 zip code. Homes are stucco and block. Most homes fall between about 1,600 and 1,600 square feet under air, the median lot is about 0.04 acres, and a one car garage is standard.
Homes here carry an HOA, billed monthly, typically around $115. Confirm the figure on a specific parcel before relying on it.
What the homes are
Built Essentially all built in the 2020s.
Construction Stucco and block. Shingle roofs are near universal.
Size Most homes fall between about 1,600 and 1,600 square feet under air.
Bedrooms Three bedrooms is the most common plan, then two.
Garage A one car garage is standard.
Lot The median lot is about 0.04 acres.
HOA Billed monthly, typically around $115. Confirm on a specific parcel before relying on it.
Where Bella Oaks is
Bella Oaks, centered at 29.134605, -81.034189. Drag to explore.Street level, inside the neighborhood. Drag to look around.
Drive times below are measured on the road network from the center of Bella Oaks, not straight-line distance, in free-flowing traffic. Treat them as the floor rather than the school-run average.
Nearest is not the same as zoned. The schools above are the closest ones to Bella Oaks by distance. School attendance zones are set by the district, change from year to year, and can differ street to street inside one neighborhood. Confirm the assignment for a specific address with Volusia County Public Schools before it matters to a decision.
Places and drive times from Google, checked 19 September 2026. Businesses open and close; if something here has changed, tell me and I will correct it.
This page tracks what homes in Bella Oaks actually sold for over the last twelve months, how long they took, and what moved the price. It is built from 4 verified closed sales in the Stellar MLS feed, not from public estimates. Every figure is a net-of-concessions number, which is explained at the bottom. Updated September 2026.
Read this one loosely. Fewer than eight homes closed here in the last year, so every median on this page rests on a small sample and can swing on a single sale.
What homes sold for in Bella Oaks
$255,250Median sale price
$157Median per square foot
68 daysMedian days to contract
4Homes sold in 12 months
Sale prices ran from $239,900 to $276,850, which is a wide spread and the reason a single neighborhood median is a starting point rather than an answer.
By size
Home size
Sales
Median price
Median $/sq ft
Median days
Under 2,000 sq ft
4
$255,250
$157
68 days
Larger homes usually show a lower price per square foot. That is normal and it is why a price per foot taken from the whole neighborhood should never be applied straight to one house.
Homes priced right sold far faster
Median days to go under contract. Shorter is better.
Never reduced 1 sales, closed at 99.1% of asking35 days
Reduced at least once 3 sales, closed at 100% of the reduced price69 days
Sellers who priced correctly and held their number went under contract in a median 35 days. Sellers who had to reduce took 69 days and still closed at 100% of their already reduced price, after a typical cut of $9,900. Opening high costs time and money, in that order.
Seller concessions
50%Of sales included a seller credit
$6,325Typical credit when there was one
2 of 4Sales carrying a credit
A seller credit covers part of the buyer's closing costs and comes off the seller's proceeds, so the headline sale price overstates what the seller kept. Budget for it if you are selling, and ask for it if you are buying.
How buyers paid
FHA 1 sales25%
Cash 1 sales25%
Conventional 1 sales25%
VA 1 sales25%
Cash was 25% of purchases. A high cash share means a seller has buyers who do not depend on an appraisal, and a buyer using a loan is competing against offers that can close faster.
Questions about a specific home in Bella Oaks, or want to know what yours would sell for? Call or text Brenden Rendo at 407-616-9019 or send a message.
About this data. Source is the Stellar MLS feed for Bella Oaks in Port Orange, Volusia County, covering closed sales from 24 September 2025 through 19 September 2026, refreshed monthly and current as of September 2026. Prices are net of seller concessions, so they reflect what the seller actually received rather than the headline number. Data believed accurate but not guaranteed; listings and closings change daily.
