Belleza Home Values

No CDD — Belleza’s carry cost is the association fee, full stop, and current listings show roughly $305–$437 a month depending on unit size. For that you get the gated entry and a genuinely resort-grade campus: the pool with cabanas and poolside kitchen, fitness center, theater room, tennis, basketball, and sand volleyball. One data note worth knowing when you browse: a few listings here carry conversion-era noise in their fields — the buildings date to 1997, whatever an individual listing’s “year built” field says — and I verify the association’s numbers directly rather than trusting listing-field autofill.

This is the building-diligence question that matters most at Belleza right now: the community was built in 1997, so its 30-year milestone structural inspection comes due around 2027 — inside the window where a smart buyer asks how the association is preparing. Florida’s post-Surfside condo-safety law (as amended in 2025) requires a milestone structural inspection at 30 years for buildings of three habitable stories or more, and a Structural Integrity Reserve Study — the SIRS deadline was December 31, 2025 (December 31, 2026 for associations bundling it with a milestone inspection due by then), and SIRS reserve funding can no longer be waived for budgets adopted after January 1, 2025. So the ask list for any Belleza offer in 2026: the completed SIRS, the current reserve schedule and funding level, any engineer’s reports already commissioned, and the board’s plan for the milestone. A well-reserved, inspection-ready association is worth paying for; a thin one is a discount that isn’t really a discount. I put those documents in front of my buyers before we write the number.

With 272 units, Belleza has something most Ponte Vedra communities don’t: a real sample size — roughly ten sales in a typical year, enough that the comp set actually moves month to month. That cuts both ways: your value updates constantly, and an automated estimate that averages the whole zip code misses what floor plan, renovation level, and the building’s inspection posture are doing to prices inside the gate. Every new Belleza listing and MLS-recorded sale surfaces on this page as it happens — owners here follow it the way an appraiser would. When you want the real number, I prepare it personally against the community’s own trades.

It depends on the market you list into, not the market you read about — and this page tracks Belleza’s pace the honest way, from live MLS activity rather than a static average. The market snapshot above reflects what’s actually happening here right now, and it shifts: the answer in a tight-inventory spring is different from a heavy-inventory fall. Before we ever set a price or a timeline, I read Belleza’s current pace — days on market, how recent sales closed against their list prices, and what your home’s specific competition looks like the week we launch.

Condo sales carry a few lines single-family sales don’t, and knowing them up front is how you protect your net. In Belleza, plan on: the commission you and Krista agree on, Florida’s documentary stamp tax on the deed, title and closing charges per local custom, the association’s estoppel letter, and — because this is a condominium — the buyer’s side will ask for the association’s current budget, reserve information, and any inspection reports, so having those ready is part of selling well here. A well-documented association is a selling point; Krista assembles that package with you before the listing goes live.