Bellagio at Porter Ranch is the only true 24-hour gated community inside 91326, and the resale numbers tell a clear story about what gate access plus HOA amenities are worth in 2026. I'm Brian Cooper, a Porter Ranch REALTOR with eXp Realty. This comp analysis covers the last twelve months of Bellagio closings, what the $/sqft premium looks like versus comparable non-gated Porter Ranch tracts, where I see pricing soft spots, and how to write an offer that closes inside the gate.
Bellagio at a Glance
Bellagio is a guard-gated community on the north side of Porter Ranch, built primarily in the early-to-mid 2000s with a mix of one- and two-story homes ranging roughly 2,400 to 4,800 square feet on 7,500 to 13,000 square foot lots. HOA covers gate staffing, common areas, and select amenities depending on sub-phase.
There are roughly 250 homes total inside the gate across sub-tracts. Turnover runs 6-10% annually, which means 15-25 resales hit the MLS in a typical year. Bellagio activity skews toward Q2 and Q3 listings.
Trailing Twelve-Month Comp Summary
From June 2025 through May 2026, closed Bellagio resales show a median sale price of $1.42M, a median $/sqft of $585, and a median 28 days on market. The 25th percentile sat near $1.18M and the 75th near $1.68M — a wider spread than most Porter Ranch tracts because Bellagio's inventory crosses a broad size range.
Sale-to-list ratio averaged 98.4%, slightly below the 91326 overall average of 99.1%. That tells me Bellagio sellers are pricing a bit ahead and conceding more during negotiation than the average Porter Ranch listing.
| Metric | Bellagio T12M | 91326 Overall T12M |
|---|---|---|
| Median sale | $1.42M | $1.25M |
| Median $/sqft | $585 | $528 |
| Median DOM | 28 | 23 |
| Sale-to-list | 98.4% | 99.1% |
| P75 sale | $1.68M | $1.55M |
| P25 sale | $1.18M | $1.05M |
The Gate Premium Math
Strip out size differences and Bellagio resales carry roughly a $35-$70 per square foot premium over comparable non-gated Porter Ranch resales of similar era and condition. On a 3,200 square foot home that is $112,000-$224,000 of gate-and-amenity value baked into price.
That premium is partially offset by HOA dues of $315-$425/month — call it $4,200/year average. Over a 7-year hold (the Porter Ranch median tenure), that is $29,400 in HOA spend, so the net premium consumers actually pay over no-HOA equivalents is roughly $80,000-$195,000.
Where I See Bellagio Pricing Soft
Two pricing soft spots show up consistently. First, original-finish homes (granite counters, builder-grade flooring, no kitchen update) trade at a notable discount because Bellagio buyers expect updated interiors at this price tier. Plan on $40,000-$90,000 of kitchen and primary-bath work showing up in comp adjustments.
Second, homes that back to the perimeter wall facing Rinaldi or Tampa take a $30,000-$60,000 hit versus interior-street locations. The gate buys community separation but does not buy traffic-noise separation on perimeter lots.
Best-Performing Bellagio Comps
The top-performing Bellagio resales in the last 12 months shared a pattern: updated kitchen with quartz or natural stone, hardwood floors through main living, primary bath remodel within the last 5 years, and an interior cul-de-sac location. These homes closed at or above $620/sqft — $35 above median.
Pool homes inside Bellagio added another $45,000-$80,000 versus non-pool comps. Pools are less common inside the gate than in older Porter Ranch Estates because lots are tighter, but the ones that exist sell at a premium.
HOA Amenities and What They Pay For
Bellagio HOA dues cover 24-hour guard-gate staffing, common-area landscaping, perimeter walls, private street maintenance inside the gate, and depending on sub-phase, access to a community pool, clubhouse, or fitness amenity.
Confirm exactly which amenities your sub-phase includes during your HOA document review. The dues spread ($315-$425) reflects amenity differences, not random variance. Higher dues with pool/clubhouse access generally produce stronger resale than lower dues without.
How to Write a Winning Bellagio Offer
Bellagio listings in the right price tier typically receive 2-5 offers. To win without overpaying, lead with a clean pre-approval (cash or 25%+ down preferred), a 17-day inspection period rather than 21, and a strong appraisal contingency that does not require a gap unless competing.
Read the HOA package before offering, not after. The CC&Rs include architectural restrictions that surprise buyers — exterior paint colors, fence styles, ADU restrictions, and short-term rental prohibition. If any of those matter to your plan, you need to know before you commit.
Forecast for Bellagio Through End of 2026
Bellagio inventory remains tight relative to demand. I expect median $/sqft to hold in the $570-$605 range through year-end with modest seasonality (softer in Q4, firmer in Q2). The wider Porter Ranch market would have to weaken meaningfully before Bellagio sees real price decline because gated supply is genuinely constrained.
Watch for two indicators: (1) listing count trending above 8 active at any time signals near-term softness, and (2) sale-to-list slipping below 97% signals buyers gaining leverage. Neither condition was present as of May 2026.
Frequently Asked Questions
What is the average HOA at Bellagio at Porter Ranch in 2026?
Bellagio HOA dues run $315-$425/month depending on sub-phase and amenity inclusion. Higher-dues sub-phases typically include community pool or clubhouse access; lower-dues phases cover gate staffing and common-area maintenance only. Confirm the exact amount and amenity list during your HOA document review before close.
How long do Bellagio at Porter Ranch homes typically take to sell?
Trailing twelve-month median days on market for Bellagio resales is 28 days, slightly longer than the 91326 overall median of 23 days. The longer DOM reflects the higher absolute price point and smaller buyer pool willing to absorb the HOA dues, not weak demand inside the community.
Is Bellagio worth the price premium over non-gated Porter Ranch?
It depends on what you value. The math: roughly $80,000-$195,000 of net premium over a 7-year hold once HOA spend is netted out. If 24-hour gated access, common-area maintenance, and tighter HOA architectural standards matter to your daily life, the premium is rational. If they are nice-to-have rather than must-have, comparable non-gated Porter Ranch homes deliver similar floor plans for less.
Can I rent out my Bellagio home short-term?
No. Bellagio CC&Rs prohibit short-term rentals (under 30 days). Long-term rentals are generally allowed subject to HOA tenant registration requirements. Always confirm by reading the current CC&Rs and any HOA amendments in your document package, since rental rules can be updated by board vote.
What floor plans are most common in Bellagio?
Bellagio has roughly a 60/40 mix of two-story to one-story homes. Two-story plans typically run 2,800-4,200 square feet with 4-5 bedrooms; one-story plans run 2,400-3,400 square feet with 3-4 bedrooms. Several sub-tracts have specific builder floor plans repeated within the phase.
Are pools common inside Bellagio?
Roughly 30-35% of Bellagio homes have a private pool — lower than older Porter Ranch Estates tracts (40-45%) because Bellagio lots are slightly tighter and HOA architectural review adds friction to new pool builds. Pool homes inside the gate carry a $45,000-$80,000 resale premium.
Does Bellagio have Mello-Roos?
Bellagio's Mello-Roos varies by sub-phase and original developer agreements. Some phases carry $1,400-$2,800/year; others have none. Pull the property tax bill from the LA County Assessor or request the seller's most recent tax bill during disclosure to confirm exact special assessment lines.
