Homes for sale · Kissimmee, FloridaBellalago
Lakeside living behind the gates of Bellalago
58
Homes for sale
$488,450
Median list price
$183
Avg price / sqft
73
Median days on market
Bellalago sits along the southern shore of Lake Toho in Kissimmee, a gated, resort-style community built around water, walking trails and a Mediterranean look. It draws families and remote workers who want space, a boat ramp and amenities without giving up an easy run to the theme parks. If you want the broader area context, the surrounding Kissimmee homes for sale market offers everything from vacation villas to golf communities nearby — Bellalago is on the quieter, more residential end of that spectrum.
For a buyer today, the market reads as steady and roomy rather than frantic. There are 59 active listings with a median list price of $499,000, and homes are taking a median 72 days to sell, so there's time to tour and negotiate. Over the past year 97 homes closed at a median of $430,000, with sellers collecting about 97% of asking — a sign of realistic pricing and real room to make an offer. Nearby planned communities like Storey Lake and Solara lean short-term rental, while Bellalago stays primarily owner-occupied.
Bellalago is a community in Kissimmee, Florida.
Quick facts
$260,000 – $1.3M price range
2,745 sqft median home
$364/mo median HOA
$2,350/mo median rent
98 sold in 12 months
Drive times
Living in Bellalago
Bellalago is a gated, master-planned community on the southern shore of Lake Toho in Kissimmee, within Osceola County. Its identity is built around water and amenities — a boat ramp onto one of Central Florida's larger lakes, walking trails, and a Mediterranean architectural style that runs through the neighborhoods. It reads as residential and settled rather than touristy, which separates it from the short-term-rental enclaves elsewhere in Kissimmee.
The community tends to attract families, move-up buyers and remote workers who want room to spread out without sacrificing a reasonable drive to the theme parks and the airport. The median home here is about 2,800 square feet, so floor plans are generous and yards are family-sized. Having an assigned charter school inside the community adds to the family appeal.
If you value gated security and resort amenities, Bellalago delivers that consistently — 42 of the 59 active listings sit in gated sections. The trade-off is a monthly HOA that funds all of it, so this is a lifestyle choice as much as a housing one. Buyers who want maintenance-light, amenity-heavy living usually feel at home here.
Neighborhoods and communities in Bellalago
Bellalago itself is organized into gated villages with shared amenities, and the broader south-Kissimmee area around it offers a mix of community styles. Within the surrounding market you'll find vacation-oriented and age-restricted options alongside the owner-occupant feel of Bellalago, which lets buyers compare lifestyles within a short radius.
Among the notable nearby communities are Lake Marion Village, Storey Lake and Solara. Storey Lake and Solara lean heavily toward short-term rental and resort living, which is a different model from Bellalago's primarily residential character — useful to know if your goal is a full-time home rather than an investment property.
For buyers weighing active-adult or amenity-rich alternatives, Solivita and Windsor at Westside are also in the conversation. Touring a couple of these alongside Bellalago is the fastest way to understand what the HOA actually buys you and which community matches how you plan to live.
Homes for sale in Bellalago: prices and housing
There are currently 59 active listings in Bellalago, with a median list price of $499,000 and a range that stretches from $260,000 to $1,299,000. Pricing works out to roughly $182 per square foot on a median 2,800-square-foot home, so you're generally buying space here rather than a tight footprint. Only two active listings are priced above $1M, which keeps the luxury tier small and the core of the market in the $400,000s and $500,000s.
Over the past 12 months, 97 homes sold at a median price of $430,000, and sellers received about 97% of asking on average. Combined with a median 72 days on market, that paints a picture of a balanced market where realistic pricing sells and buyers have negotiating room. The segment mix is telling: 10 waterfront listings, 42 gated, and just a handful with pools, with no golf, 55+, or new-construction homes currently active.
On carrying costs, the median HOA is $364 per month and median property tax is about $6,433 per year. The HOA reflects the gated access and amenities that define the community, so factor both into your monthly budget. For renters or investors, the median rent sits around $2,400 per month, though Bellalago's owner-occupant character makes it less of a short-term-rental play than some neighboring communities.
Schools in Bellalago
The most commonly assigned schools for Bellalago are Bellalago Charter Academy, Osceola County School for the Arts and Liberty High School. The on-site charter academy is a notable convenience for families, since it places a school option inside the community itself.
School assignments are handled by the School District of Osceola County and can change with boundary adjustments and capacity. Because zoning is tied to a specific address, always verify the assigned schools for any home you're serious about before you make an offer.
Beyond the assigned schools, families often look at commute times to specialty and magnet programs when choosing a home. The district's enrollment and boundary tools are the authoritative source, so lean on those rather than assumptions when school zoning matters to your decision.
Getting around Bellalago
Bellalago sits in south Kissimmee, which means theme-park and airport destinations are a real drive but a manageable one for the region. Walt Disney World is about 50 minutes away and Orlando International Airport (MCO) is roughly 53 minutes, making the community workable for hospitality and travel-industry commuters.
Universal Orlando and Downtown Orlando are each around 60 minutes, so a daily commute into the city core is possible but long — something to weigh if you're office-bound rather than remote. The payoff for that distance is the lakeside setting and larger lots you'd struggle to find closer to the attractions.
Like most of this part of Central Florida, Bellalago is car-dependent, and you'll rely on the regional road network to reach shopping, work and the parks. If quick access to nightlife and downtown amenities is a priority, the drive times are the main trade-off to accept.
Is Bellalago a good place to live?
For the right buyer, Bellalago is a strong choice: a gated, amenity-rich community with genuine lake access, larger homes, and an on-site charter school. The market is balanced rather than overheated — 59 active listings, a median around $499,000, and sellers getting about 97% of asking — which gives buyers time and negotiating room instead of bidding pressure.
The honest trade-offs are the carrying costs and the commute. A median HOA of $364 a month plus roughly $6,433 a year in property taxes adds up, and theme-park and downtown destinations are 50 to 60 minutes away, so this is better suited to remote workers and families than to someone commuting daily into Orlando's core.
If you want space, security and a resort lifestyle and you're comfortable with the HOA and the drive, Bellalago delivers consistently. Buyers prioritizing new construction or short-term-rental income should compare it against nearby communities, since Bellalago currently has no active new builds and leans owner-occupied by character.
On the market now
Homes for sale in Bellalago
View all 58 →
$849,999
3817 SHORESIDE DRIVE, KISSIMMEE
6 bd · 4 ba · 4,565 sqft
$390,000
3729 ISLES ARBOR LANE, KISSIMMEE
4 bd · 2 ba · 2,162 sqft
$320,000
4130 SHELTER BAY DRIVE, KISSIMMEE
3 bd · 2 ba · 1,748 sqft
$260,000
1345 ANCHOR BEND WAY, KISSIMMEE
3 bd · 2.5 ba · 1,373 sqft
$649,000$64,900,000
3811 EAGLE ISLES CIRCLE, KISSIMMEE
5 bd · 4.5 ba · 3,651 sqft
$355,000
3634 NORTHWOODS DRIVE, KISSIMMEE
3 bd · 2 ba · 1,687 sqft
$629,000
3713 EAGLE ISLE CIRCLE, KISSIMMEE
4 bd · 3.5 ba · 3,586 sqft
$499,000$519,000
3880 CARRICK BEND DRIVE, KISSIMMEE
4 bd · 3.5 ba · 3,101 sqft
$430,000
3801 BOWFIN TRAIL, KISSIMMEE
4 bd · 2 ba · 2,400 sqft
$575,000
3814 GOLDEN FEATHER WAY, KISSIMMEE
4 bd · 3.5 ba · 3,591 sqft
$387,000$397,000
3639 SAIL HARBOR DRIVE, KISSIMMEE
4 bd · 3 ba · 2,370 sqft
$1,099,000
1641 GATEWAY LANE, KISSIMMEE
5 bd · 5.5 ba · 5,428 sqft
Every active listing inside the Bellalago boundary
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Browse Bellalago
By feature — on the live map
Where the market lives
The numbers that matter
The Bellalago market
98
Sold, last 12 months
$433,000
Median sold price
97%
Sale-to-list ratio
What sellers actually get vs asking
55 days
Median time to sell
Bellalago vs Kissimmee
Median list price
Price per sqft
Days on market
Median sold price — 3-yr, 3-mo rolling
▲ 13.8% yr/yr
Homes sold per month
Live Stellar MLS data — every listing and closed sale inside the Bellalago boundary. Rolling medians smooth single-month swings in small communities.
For the school run
Schools Bellalago is zoned for
Attendance boundaries overlapping this community — always verify zoning with the district.
What it really costs
Owning here
Owning the median Bellalago home
≈ $3,674/mo
$488,450 median · 20% down · 30-yr fixed at 6.9% · taxes/HOA from live listing data · insurance is a Florida estimate.
$364/mo
Median HOA
From current listings inside the boundary
$2,350/mo
Median rent
Homes for rent inside the boundary
Population
4,392
Median age
35
Median income
$74,027
Median home value
$428,100
Beyond the listings
Living in Bellalago
Lifestyles
Top 10% in the U.S.Wealth Signaling
Interested in the finer things life has to offer, this population wants to display their lifestyle by discussing luxury products. Often references jewelry, cars, and home features.
Food & Drink
Top 10% in the U.S.Ingredient Attentive
These folks are conscious about what they eat. They're looking for ingredients that not only taste great, but also have great nutritional benefits.
Beliefs
Top 12% in the U.S.Spiritual Practices
Making it to church on Sunday, this population is drawn together by their devotion to, primarily Christian, religion. Common activities include worship services and bible studies.
Culture
Top 12% in the U.S.Sites to See
This population finds the most beautiful sites just by looking up. Sunrise, sunset or sometime in between, these people love to marvel at man-made and natural wonders.
Attitudes
Top 12% in the U.S.Deal Seekers
These people are hunting discounts, contests, and promotions. The population loves a good sale, and they can't wait to share their bargain finds and winnings with friends and family.
Entertainment
Top 16% in the U.S.Lighthearted Fun
This population is all about keeping the mood light and good, clean fun. Common activities include spending time outdoors, catching up with friends, and dancing.
People who close here
Our Kissimmee experts
Iain Robinson
Broker Associate
David Ramirez
Real Estate Agent
Colleen Brown
REALTOR®
Nicholas Giaccone
Director of Agent Success
Straight answers
Bellalago FAQs
Is Bellalago a good place to live?+
It suits buyers who want a gated, amenity-rich community with lake access and larger homes, and it skews toward owner-occupants rather than vacation rentals. The median home is 2,800 square feet, most listings are gated, and there's genuine waterfront inventory — a strong fit for families and people working from home.
Is Bellalago expensive?+
It's a mid-to-upper range for the Kissimmee area, with a median list price of $499,000 and a median sold price of $430,000 over the last year. There's real spread, from $260,000 at the low end to $1,299,000 at the top, so budgets from first move-up to luxury can find a home here.
What do homes cost in Bellalago?+
Expect a median list price around $499,000 and about $182 per square foot on a median 2,800-square-foot home. Only two active listings are priced above $1M, so the bulk of the market sits comfortably in the $400,000s to $500,000s.
How is the market in Bellalago right now?+
It's a balanced, unhurried market: 59 homes are active and the median days on market is 72. With 97 sales in the past year closing at about 97% of asking, sellers are getting fair prices and buyers have room to negotiate rather than bid wars.
What are the HOA fees and property taxes like?+
The median HOA is $364 per month, which covers the gated access and resort-style amenities the community is built around. Median property tax runs about $6,433 per year — budget for both when you compare Bellalago to non-HOA areas.
What schools serve Bellalago?+
The most commonly assigned schools are Bellalago Charter Academy, Osceola County School for the Arts and Liberty High School. School zones can change, so confirm the assignment for a specific address with the Osceola County School District before you buy.
What's the commute like from Bellalago?+
Plan on about 50 minutes to Walt Disney World and roughly 53 minutes to Orlando International Airport (MCO). Universal Orlando and Downtown Orlando are both around an hour, so it's a reasonable base for theme-park and city commuters who don't mind a drive.
Is there new construction in Bellalago?+
There are currently no active new-construction listings in Bellalago, so buyers are shopping the resale market of 59 homes. If new build is a priority, nearby communities like Solivita are worth a look alongside Bellalago resales.
Keep exploring
More Kissimmee neighborhoods
Neighborhood boundary by edgeAI; listings matched to the polygon. IDX information is provided exclusively for consumers’ personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by Stellar MLS.
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