By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026. More about Jesse McGreevy, Marc Comisar and our team on the McGreevy and Comisar about page.
What is your Bella Lago condo worth? This is McGreevy and Comisar’s valuation guide for the owners of the 59 condominiums in Bella Lago, five four-story buildings at 7401 to 7461 Bella Lago Drive inside the Bay Beach community on the south half of Estero Island in Fort Myers Beach, Florida. By the Lee County Property Appraiser’s taxing district, every Bella Lago parcel belongs to the Town of Fort Myers Beach, not to unincorporated Lee County, so Town millage and the Town’s flood program apply. The guide keeps Southwest Florida MLS closings and the county’s recorded sales apart. If you are deciding whether to sell, read it beside our guide to selling your Bella Lago condo; if you are also buying, read buying a home in Fort Myers Beach.
Here is the short answer. In the 60 months to October 7, 2026 the Southwest Florida MLS recorded 15 Bella Lago closings at a median of $625,000, from $505,000 to $895,000. Only 1 of the 15 falls in the last 12 months and only 5 in the last 36, so the 60-month window is the first that holds 10 closings and it leads. The eight closings since February 2023 ran from $505,000 to $670,000, and inside them the two floor plans did not overlap: five two-bedroom condos of 1,363 heated square feet sold from $505,000 to $545,000 and three three-bedroom condos of 1,673 from $600,000 to $670,000. The Lee County recorded-sales series is separate: 11 qualified sales in 60 months at a median of $525,000. This is Bella Lago on Bella Lago Drive, ZIP 33931, not Belle Lago in Estero and not Bellalago in Kissimmee. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
A Bella Lago condo in Fort Myers Beach is worth what recent sales of its own floor plan brought, adjusted for level, condition, fees and flood-insurance cost. In the 60 months to October 7, 2026 the Southwest Florida MLS recorded 15 closings at a $625,000 median, from $505,000 to $895,000, at $393 per square foot.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We pulled every closing the MLS files under Bella Lago in four windows counted back from October 7, 2026. Only the 60-month window clears our floor of 10 closings, so it leads. One of the 15, a $600,000 closing on December 6, 2024, was entered as a Sold Data Entry record, which carries a price and a date but no marketing history; it counts in prices and is left out of days on market and sale-to-list.
| Window | Closings | Median sold price | Range | Median price per sq ft | Median days on market | Median sale-to-final-list |
|---|---|---|---|---|---|---|
| 12 months | 1 | One closing, $505,000 | $505,000 | Not shown | Not shown | Not shown |
| 24 months | 4 | Fewer than 10, listed below | $505,000 to $600,000 | Not shown | Not shown | Not shown |
| 36 months | 5 | Fewer than 10, listed below | $505,000 to $670,000 | Not shown | Not shown | Not shown |
| 60 months | 15 | $625,000 | $505,000 to $895,000 | $393 | 18, on the 14 marketed closings | 96.6%, on the 14 marketed closings |
The 60-month median of $625,000 is a five-year figure, and an owner should read it that way. Seven of the 15 closings date from November 2021 through June 2022 and ran from $600,000 to $895,000. The eight since February 2023 ran from $505,000 to $670,000. Neither group holds 10 closings, so we draw no trend line between them, but a number for your condo starts with the newer eight and with the county sales beside them.
The county roll records only two plans at Bella Lago: 30 two-bedroom, two-bath condos of 1,363 heated square feet and 29 three-bedroom, two-bath condos of 1,673. Joined to the roll by address, the 15 MLS closings split as eight of the smaller plan, from $505,000 to $765,000, and seven of the larger plan, from $600,000 to $895,000. The three newest closings of the smaller plan are $505,000, $510,000 and $514,000, and the three newest of the larger plan are $600,000, $670,000 and $625,000. We tracked every one of the 15 Bella Lago closings in the Southwest Florida MLS in the last 60 months, and matched each to its county parcel, before writing a sentence about them.
These are the eight facts about Bella Lago condo values in Fort Myers Beach that matter most in October 2026, each with its window and its count, so an owner can check any of them against the tables further down the page.
This guide runs from the short answer and our method through the five-year sales record, the split by building, level and plan, the year-by-year history, one condo’s recorded chain, fees, a comparison with Palm Harbor Club, a net sheet and the questions Bella Lago owners ask most.
The Value and the Method: Why Value Your Bella Lago Condo in Fort Myers Beach With McGreevy and Comisar? · Get Your Free Bella Lago Home Valuation in 60 Seconds · Why Does an Online Estimate Miss Bella Lago Condo Values in Fort Myers Beach? · How Do We Value a Bella Lago Condo in Fort Myers Beach?
The Record: What Did Bella Lago Condos in Fort Myers Beach Sell For in the Last Five Years? · What Is a Bella Lago Condo Worth by Building, Floor, Size and Position? · Are Bella Lago Condo Values in Fort Myers Beach Rising or Falling? · One Bella Lago Condo’s Public Record · What Moves a Bella Lago Condo’s Value Up or Down in Fort Myers Beach? · How Do Fees, Reserves, Assessments and Insurance Affect Bella Lago Condo Value in Fort Myers Beach? · Is the Property Appraiser’s Just Value What a Bella Lago Condo in Fort Myers Beach Will Sell For?
Comparisons: Bella Lago vs Palm Harbor Club: How Do the Records Compare? · How Do Bella Lago Values Compare With the Rest of Fort Myers Beach?
Next Steps: What Will You Net When You Sell Your Bella Lago Condo in Fort Myers Beach? · Want a Free In-Person Bella Lago Condo CMA in Fort Myers Beach? · What We Could Not Verify
Answers and Local Expertise: Frequently Asked Questions, Bella Lago Home Value Edition · What Bella Lago Condo Owners Say About Working With Us · Why Does a Fort Myers Beach Specialist Matter When You Value Your Home? · Thinking of Selling Your Bella Lago Condo? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar value Bella Lago condos from the sales of Bella Lago itself, by floor plan, level and building, not from a Fort Myers Beach or ZIP-code average. We are Top 1% Real Estate Agents Nationally Since 2008, and before we give a number we read the MLS, the county deed record, the roll and the flood map.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone over $900 million. RealTrends Verified 2026 lists McGreevy and Comisar of Domain Realty Group in the Large Team category with 241 sides and $157.57 million in volume, ranked first in Bonita Springs, fifth in Florida by sides and eleventh by volume. Before you interview agents, read our comparison of the best real estate agents in Fort Myers Beach, and read more about McGreevy and Comisar. To start, use the valuation form below.
Honors and recognition:
Call Jesse direct at (239) 898-6072 and we will read your floor plan’s sales with you, or see how selling your Bella Lago condo works once you have the number. Only 1 Bella Lago condo closed through the MLS in the last 12 months and none was for sale on October 7, 2026, so the next owner who sells should call us first. Thinking of buying the next place first? Call Marc at (239) 287-5873, read our guide to buying a home in Fort Myers Beach or see how we represent buyers.
To get a free Bella Lago condo valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply the same day with a value range built from the sales of your own floor plan and level, then confirm it with a short in-person walk-through if you want one.
Tell us your building, your level and your position on the floor, and bring your latest association statement. By the county roll’s unit addressing, each of the three living levels of a Bella Lago building holds four condos: the first and fourth positions are the three-bedroom plan of 1,673 heated square feet, and the second and third are the two-bedroom plan of 1,363. If a listing once showed your condo at 1,430, 1,571 or 1,775 square feet, bring it; we explain those figures below.
An online estimate misses Bella Lago values because five MLS sales in three years is too few for a model to learn from, so it borrows from Bay Beach neighbors of different ages, heights and water. It cannot see a level, a renovation, a fee statement or the four county sales that never reached the MLS.
Bella Lago gave a pricing model 1 closing in the 12 months to October 2026, 3 in the 12 months before and 1 in the 12 before that. A model fills the gap from nearby buildings, and Bella Lago was built in 2006 while none of the other eight Bay Beach condominiums we track is newer than 2003.
A model that blends all 15 closings lands near $625,000. Of the eight closings since February 2023, six were below that figure, one matched it and one, at $670,000, beat it. No 1,363 square foot condo has closed through the MLS above $545,000 since June 2022, and no 1,673 square foot condo has closed through the MLS at all since December 2024.
The county records 1,363 or 1,673 heated square feet for every condo. Five of the 15 MLS closings were entered at 1,430, 1,571 or 1,775 square feet instead. The June 6, 2022 closing works out to $487 per square foot on the MLS area and $561 on the county’s, a 15 percent difference before any judgment is made.
Four county-qualified sales in the last 60 months are not in the MLS list: $710,000 in June 2023, $525,000 in November 2023, $425,000 in March 2025 and $460,000 in October 2025. The two from 2025 are lower than any MLS closing at Bella Lago in five years. We do not know their terms, and an appraiser working from county records will find them.
We value a Bella Lago condo in four steps: choose the sales of its own floor plan, adjust for level, condition, fees and flood-insurance cost on one stated square footage, weigh how old each sale is, and test the number against what is for sale in Bay Beach this week.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
We start with the first window that holds 10 closings, which for Bella Lago is 60 months, 15 closings. Neither plan has 10, so for your plan we list the sales themselves and add the county’s recorded sales as a second, separate list.
Buyers here pay for the three-bedroom plan, for condition, and for a documents package that is in order. They discount for a yearly carry that listing entries, which are unverified, put at $9,264 on the closing of November 2021 and $13,200 on the closing of April 2026. We price on the roll’s heated area and note any different figure in your own listing history.
The five 12-month blocks of the last five years hold 7, 3, 1, 3 and 1 closings, so no single year is large enough for a median we would lean on.
On October 7, 2026 the MLS showed no active and no pending Bella Lago listing, so a buyer’s agent will compare your condo with Bay Beach instead, where 53 listings were active or pending that day, including one at Palm Harbor Club asking $695,000. A re-check of the Southwest Florida MLS on October 29, 2026 found the same: no active and no pending Bella Lago listing, and no closing since April 22, 2026. Request your free valuation with the valuation form.
Bella Lago condos sold 15 times in the Southwest Florida MLS in the five years to October 7, 2026, at a median of $625,000 and from $505,000 to $895,000. No shorter window reaches 10 closings, so every closing of the 60 months is listed below by building street number.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The 15 closings, newest first. Living area is the listing agent’s entry; the last column gives the heated area and the level the county roll’s unit addressing records for the same home.
| Closed | Building on Bella Lago Drive | Sold price | Final list price | Living area, sq ft (MLS) | Price per sq ft (MLS area) | Days on market | Sold as share of final list | Roll plan and level |
|---|---|---|---|---|---|---|---|---|
| 04/22/26 | 7401 | $505,000 | $550,000 | 1,363 | $371 | 30 | 91.8% | 1,363, level 3 |
| 06/06/25 | 7411 | $510,000 | $599,000 | 1,363 | $374 | 381 | 85.1% | 1,363, level 4 |
| 05/29/25 | 7461 | $514,000 | $529,900 | 1,363 | $377 | 147 | 97.0% | 1,363, level 4 |
| 12/06/24 | 7411 | $600,000 | $600,000 | 1,775 | $338 | Not recorded | Not shown | 1,673, level 2 |
| 01/17/24 | 7431 | $670,000 | $690,000 | 1,673 | $400 | 10 | 97.1% | 1,673, level 2 |
| 05/16/23 | 7431 | $545,000 | $549,900 | 1,430 | $381 | 38 | 99.1% | 1,363, level 2 |
| 03/30/23 | 7461 | $625,000 | $699,000 | 1,673 | $374 | 36 | 89.4% | 1,673, level 2 |
| 02/15/23 | 7451 | $535,000 | $575,000 | 1,363 | $393 | 21 | 93.0% | 1,363, level 2 |
| 06/06/22 | 7431 | $765,000 | $749,000 | 1,571 | $487 | 2 | 102.1% | 1,363, level 4 |
| 06/02/22 | 7461 | $895,000 | $875,000 | 1,673 | $535 | 10 | 102.3% | 1,673, level 4 |
| 06/01/22 | 7461 | $800,000 | $875,000 | 1,673 | $478 | 12 | 91.4% | 1,673, level 3 |
| 02/24/22 | 7451 | $600,000 | $624,000 | 1,363 | $440 | 25 | 96.2% | 1,363, level 4 |
| 02/18/22 | 7451 | $835,000 | $875,000 | 1,673 | $499 | 1 | 95.4% | 1,673, level 4 |
| 01/27/22 | 7431 | $630,000 | $630,000 | 1,430 | $441 | 7 | 100.0% | 1,363, level 2 |
| 11/01/21 | 7411 | $655,000 | $655,000 | 1,775 | $369 | 15 | 100.0% | 1,673, level 4 |
The 15 closings total $9,684,000, a mean of $645,600. Price per square foot of MLS living area runs from $338 to $535. The December 6, 2024 row is the Sold Data Entry record, so it has no days on market and we show no sale-to-list for it.
Two of the 14 marketed closings sold above the final list price, both in June 2022, by $16,000 and $20,000. Two sold at list, in November 2021 and January 2022. The other 10 sold below it. Every one of the seven marketed closings since June 2022 closed under its final list price, at 85.1 to 99.1 percent of it.
Nine of the 14 sold in 25 days or fewer, and the range is 1 to 381 days. The three newest closings took 147, 381 and 30 days, and they are the three lowest prices in the table.
Listing agents entered five living areas across the 15 closings. Matched by address, the 1,430 and 1,571 entries are homes the roll records at 1,363 heated square feet, and the 1,775 entries are homes it records at 1,673. The recorded plans in the declaration settle a size.
The Lee County Property Appraiser’s qualified-sales series is a separate record, stated as a county record and never averaged with the MLS. Its first window with 10 or more Bella Lago sales is 60 months, to the roll file of October 4, 2026. Its shorter windows hold 1 sale in 12 months, at $505,000, 6 in 24 months from $425,000 to $600,000 and 8 in 36 months from $425,000 to $670,000. The 60-month window holds 11 at a median of $525,000, from $425,000 to $710,000.
The 11 qualified sales of the 60 months, newest first, with the plan and level the roll records:
| Recorded | Building on Bella Lago Drive | Price | Roll plan and level | Also an MLS closing? |
|---|---|---|---|---|
| April 22, 2026 | 7401 | $505,000 | 1,363, level 3 | Yes |
| October 1, 2025 | 7431 | $460,000 | 1,363, level 4 | No |
| June 6, 2025 | 7411 | $510,000 | 1,363, level 4 | Yes |
| May 27, 2025 | 7461 | $514,000 | 1,363, level 4 | Yes, dated May 29 in the MLS |
| March 20, 2025 | 7461 | $425,000 | 1,363, level 3 | No |
| December 6, 2024 | 7411 | $600,000 | 1,673, level 2 | Yes, as Sold Data Entry |
| January 16, 2024 | 7431 | $670,000 | 1,673, level 2 | Yes, dated January 17 in the MLS |
| November 13, 2023 | 7401 | $525,000 | 1,673, level 3 | No |
| June 15, 2023 | 7411 | $710,000 | 1,673, level 3 | No |
| May 16, 2023 | 7431 | $545,000 | 1,363, level 2 | Yes |
| November 1, 2021 | 7411 | $655,000 | 1,673, level 4 | Yes |
Seven of the 11 county-qualified sales are MLS closings at the same prices, and the other four never appeared in the MLS. Going the other way, eight MLS closings are missing from the qualified series: all six of 2022 and the closings of February 15 and March 30, 2023. The county’s deed list carries those eight at the same prices, coded as not qualified, and we did not determine why. The result is a county file with no qualified Bella Lago sale dated 2022.
A Bella Lago condo’s worth turns first on its floor plan and on how recently a like plan closed. Since February 2023 the five MLS closings of the 1,363 square foot plan ran from $505,000 to $545,000 and the three of the 1,673 plan from $600,000 to $670,000. Building and level explain less.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
The roll places 59 unit parcels in five buildings and one common-element parcel at 7441 Bella Lago Drive, which is not a home.
| Building on Bella Lago Drive | Unit parcels on the roll | Plans (1,363 / 1,673) | MLS closings, 60 months | Sold prices, 60 months | County qualified sales, 60 months |
|---|---|---|---|---|---|
| 7401 | 12 | 6 / 6 | 1 | $505,000 | 2 |
| 7411 | 12 | 6 / 6 | 3 | $510,000, $600,000 and $655,000 | 4 |
| 7431 | 12 | 6 / 6 | 4 | $545,000 to $765,000 | 3 |
| 7451 | 11 | 6 / 5 | 3 | $535,000, $600,000 and $835,000 | 0 |
| 7461 | 12 | 6 / 6 | 4 | $514,000 to $895,000 | 2 |
No building holds enough closings to rank against another. What the counts do show is where the comparables are thin. The building at 7401 has one MLS closing in five years. The building at 7451 has three, all dated between February 2022 and February 2023, and none of the three is in the county’s qualified series, so an owner there has no closing in either record newer than February 15, 2023.
Each MLS closing is assigned to the plan the county roll records for that home. Price per square foot in this table uses the roll’s heated area, a different measure from the MLS living area in the closing table.
| Roll floor plan | Unit parcels | MLS closings, 60 months | Range, 60 months | Median of these closings | MLS closings since February 2023 | Median price per sq ft of roll heated area, 60 months |
|---|---|---|---|---|---|---|
| 1,363 heated sq ft, two bedrooms | 30 | 8 | $505,000 to $765,000 | $540,000, the median of these 8 closings | 5, from $505,000 to $545,000 | $396 |
| 1,673 heated sq ft, three bedrooms | 29 | 7 | $600,000 to $895,000 | $670,000, the median of these 7 closings | 3, at $600,000, $625,000 and $670,000 | $400 |
On the roll’s areas the two plans sold at almost the same price per square foot over 60 months, $396 and $400, so what the larger plan sells is its extra 310 square feet and its third bedroom. The cleanest pair is in the building at 7451 Bella Lago Drive: a 1,673 plan on level 4 closed at $835,000 on February 18, 2022 and a 1,363 plan on the same level closed at $600,000 six days later, $235,000 apart. In 2023, on level 2, a 1,673 plan closed at $625,000 and two 1,363 plans at $535,000 and $545,000.
The roll’s unit addressing gives three living levels, numbered 2, 3 and 4. We place each of the 15 closings on its level by plan, with the month of each.
| Level | MLS closings, 60 months | 1,363 plan: sold price and month | 1,673 plan: sold price and month |
|---|---|---|---|
| Level 2 | 6 | $630,000 (January 2022); $535,000 (February 2023); $545,000 (May 2023) | $625,000 (March 2023); $670,000 (January 2024); $600,000 (December 2024) |
| Level 3 | 2 | $505,000 (April 2026) | $800,000 (June 2022) |
| Level 4 | 7 | $600,000 (February 2022); $765,000 (June 2022); $514,000 (May 2025); $510,000 (June 2025) | $655,000 (November 2021); $835,000 (February 2022); $895,000 (June 2022) |
One pair speaks to height: two 1,673 plans at 7461 Bella Lago Drive closed a day apart in June 2022, at $800,000 on level 3 and $895,000 on level 4. That is one observation, not a rule. The newest closings point the other way: two level 4 homes of the 1,363 plan closed at $514,000 and $510,000 in 2025 and a level 3 home at $505,000 in 2026, a spread of $9,000.
The county hardly grades Bella Lago by level. The table gives the range of just values the roll assigns to each plan on each level. Just value is a tax figure, not a price.
| Level | 1,363 plan: parcels and just value range | 1,673 plan: parcels and just value range |
|---|---|---|
| 2 | 10 parcels, $395,486 to $415,800 | 9 parcels, all $477,963 |
| 3 | 10 parcels, all $411,006 | 10 parcels, $459,924 to $477,963 |
| 4 | 10 parcels, $397,030 to $412,550 | 10 parcels, $461,712 to $504,373 |
Sixteen of the 30 parcels of the smaller plan carry the same just value, $411,006, and the most common figure on level 4 is $412,550, a difference of $1,544. A buyer may pay more for the top level; the roll does not tell you how much.
The roll flags the land as on a lake for all 60 parcels and a pool for all 59 units, and it flags no boat dock and no seawall on any of them. Each level of each building holds four homes, the three-bedroom plan in the first and fourth positions and the two-bedroom plan between them; the level 2 of 7451 Bella Lago Drive holds three. We could not confirm from a public record which homes look at the lake, the pool or the street, so we print no view premium.
The record cannot split value by outlook, renovation, parking or storage, because neither the listing entries nor the roll state them. It does show how wide the gap can be between two homes that match on paper. The county recorded two sales of the 1,673 plan on level 3 five months apart in 2023, $710,000 on June 15 and $525,000 on November 13, in the buildings at 7411 and 7401. Neither sale reached the MLS and we do not know the terms of either, which is why we walk a home before we value it.
The MLS holds eight closings of the 1,363 plan in 60 months, and the median of these 8 closings is $540,000. It is the wrong starting point for an owner today, because three of the eight date from the first half of 2022, at $600,000, $630,000 and $765,000. A valuation starts from the three newest, $514,000, $510,000 and $505,000, then reads the county’s two unlisted 2025 sales of the same plan, $425,000 and $460,000, as the low end an appraiser may raise. Level, condition and the fee statement place a home inside that band.
The Bella Lago record is too thin for a trend, because no calendar year in the last five holds more than six closings. What it shows, closing by closing, is two price levels: $600,000 to $895,000 on the seven closings through June 2022, and $505,000 to $670,000 on the eight since February 2023.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each row is one calendar year of Southwest Florida MLS closings inside the 60-month window. No row reaches 10 closings, so each median is the median of that year’s closings and nothing more.
| Calendar year | MLS closings | Sold prices | Median of these closings | Median price per sq ft (MLS living area) |
|---|---|---|---|---|
| 2021, from October 8 | 1 | $655,000 | One closing | $369 |
| 2022 | 6 | $600,000 to $895,000 | $782,500 | $483 |
| 2023 | 3 | $535,000, $545,000 and $625,000 | $545,000 | $381 |
| 2024 | 2 | $600,000 and $670,000 | $635,000 | $369 |
| 2025 | 2 | $510,000 and $514,000 | $512,000 | $376 |
| 2026, to October 7 | 1 | $505,000 | One closing | $371 |
The mix of plans moves these rows too. Both closings of 2024 were the 1,673 plan, and all three closings of 2025 and 2026 were the 1,363 plan, so the step from $635,000 to $512,000 is partly a change in what sold.
No Bella Lago closing was recorded in the MLS in the 254 days between June 6, 2022 and February 15, 2023, a gap that spans Hurricane Ian on September 28, 2022. The last closing before the gap was $765,000 for a 1,363 plan and the first after it was $535,000 for the same plan. Two closings do not measure what the storm did to values, and we found no published repair report for Bella Lago.
The county’s qualified-sales file, a separate series, reaches back to the first deeds at Bella Lago on April 12, 2006. We group its 120 sales into eight periods.
| Period | County qualified sales | Median price | Range |
|---|---|---|---|
| 2006 | 38 | $486,200 | $376,400 to $605,500 |
| 2007 to 2008 | 5 | $550,000, the median of these 5 sales | $540,000 to $585,000 |
| 2009 to 2012 | 21 | $350,000 | $275,000 to $490,000 |
| 2013 to 2016 | 19 | $415,000 | $309,155 to $550,000 |
| 2017 to 2019 | 17 | $459,000 | $400,000 to $550,000 |
| 2020 to 2021 | 10 | $462,899 | $375,000 to $655,000 |
| 2022 | 0 | No qualified sale | No qualified sale |
| 2023 to 2026, to October 4 | 10 | $519,500 | $425,000 to $710,000 |
The first row is the building’s opening: 38 qualified sales dated April 12 to September 15, 2006, with 19 of the 1,363 plan at a median of $413,500 and 19 of the 1,673 plan at a median of $517,000. We use them as history, not as a base for a trend. After the five sales of 2007 and 2008, no period’s median passed the 2006 figure until the 2023 to 2026 row.
The cleanest test of direction is one condo sold twice, because plan, level and position are held constant. Fifty-six of the 59 condos appear in the county’s qualified file at least once and 42 more than once, which gives 64 pairs of consecutive qualified sales of the same condo. Of the 64 pairs, 34 sold higher, 29 sold lower and 1 sold for the same price.
The split depends on when the owner bought. Of the 31 pairs that begin with a sale dated 2006, 22 sold lower and 9 higher, at a median change of minus 12.5 percent over a median of 6.4 years. The 29 pairs that begin in 2009 or later are a different story: 24 sold higher, 4 lower and 1 flat, at a median gain of 19.7 percent over a median of 4.0 years, from a loss of 17.0 percent to a gain of 69.0 percent.
The eight newest pairs end in 2023 or later. Seven sold higher and one sold lower: a 1,673 plan bought for $540,000 in March 2008 and sold for $525,000 in November 2023. The largest gain in the file is a 1,673 plan that sold for $420,000 in January 2014 and $710,000 in June 2023. A repeat sale is not an index, and the file does not say what an owner spent between sales.
To see where your condo sits against the newest sales, ask for a Bella Lago valuation, and if you are weighing a purchase instead, read our guide to buying a home in Fort Myers Beach.
One 1,363 square foot Bella Lago condo on the top level of 7411 Bella Lago Drive has four qualified sales in the Lee County file: $600,000 in July 2006, $305,000 in January 2010, $430,000 in July 2017 and $510,000 in June 2025. It is shown as a public-record example of how one home’s price moved between owners.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
It is one of three Bella Lago condos with four qualified sales in the county file, and the only one of the three whose chain ends in 2025. The address is the building’s street number only.
| Recorded sale date | Price | Change from the previous sale | Years since the previous sale |
|---|---|---|---|
| July 13, 2006 | $600,000 | First sale in this chain | n/a |
| January 7, 2010 | $305,000 | -49.2% | 3.5 |
| July 12, 2017 | $430,000 | +41.0% | 7.5 |
| June 6, 2025 | $510,000 | +18.6% | 7.9 |
The first price was the highest the county recorded for the 1,363 plan in 2006, when the other 18 qualified sales of that plan ran from $376,400 to $497,000. The home lost almost half of it in three and a half years, then gained 41.0 percent and 18.6 percent across the next two owners. From first sale to last the price fell 15.0 percent in 18.9 years. The MLS carries the last sale as a June 6, 2025 closing at $510,000 against a final list price of $599,000 after 381 days on market. The roll’s just value for the parcel is $412,550, about 81 percent of that price.
A 1,363 square foot condo on level 3 of 7401 Bella Lago Drive shows a quieter shape. The county file records its first sale at $398,600 on July 6, 2006, a resale at $375,000 on August 14, 2020, 5.9 percent lower after 14.1 years, and a sale at $505,000 on April 22, 2026, 34.7 percent higher after 5.7 years. That last sale is the newest closing in the MLS record. The roll’s just value for the parcel is $411,006, about 81 percent of the price.
The two chains above are the same plan in two buildings, and they end $5,000 apart after starting $201,400 apart. A chain does not show a renovation or predict the next sale, so we use chains to check our comparables, not to set a price. To have your own condo’s record read the same way, use the valuation form and tell us your building and level.
A Bella Lago condo’s value moves with its floor plan, how recently a like plan closed, its level and outlook, its condition, what the owner pays each year in fees, tax and insurance, and the association’s documents. The record measures the first two; the rest are adjustments made by inspection.
The 1,363 plan has the newer record: three MLS closings between May 2025 and April 2026, all from $505,000 to $514,000. The 1,673 plan has had no MLS closing in the 670 days from December 6, 2024 to October 7, 2026, so a three-bedroom valuation today works from two closings of 2024, at $670,000 and $600,000, and from county sales of 2023.
The roll’s just values barely move with the level, and outlook and condition count for more than the record can show, so we walk the home and name the adjustment. Age helps: the county year built is 2006 on all 59 units, against a median year built of 1983 for the Town’s housing in the American Community Survey for 2020 to 2024.
The roll flags no dock and no seawall on any Bella Lago parcel, so there is no slip to value. The pool is the one amenity the roll confirms. We could not confirm a clubhouse, fitness room or tennis court from a public source, so bring the amenity list from your documents.
A buyer prices the carry beside the price. As an illustration on the April 22, 2026 closing: $505,000 at the Town’s 2026 applied millage of 13.3108 is $6,721.95 in tax before exemptions and non-ad valorem charges, and the listing-entered annual fee on that closing was $13,200 (not verified), together $19,921.95 a year before any insurance.
Bella Lago’s rental and pet rules are not published; the recorded declaration (Lee County Official Records instrument 2006-56131) and the current rules govern, and the Town of Fort Myers Beach requires short-term rentals to register under a number that does not transfer to a buyer. A seller who hands over the rules on day one removes a reason to wait. With no listing active or pending on October 7, 2026, the next seller sets the asking price buyers see.
Fees, reserves and insurance change what a Bella Lago buyer can pay because they are a yearly cost on top of the price. Listing-entered annual recurring fees on 14 Southwest Florida MLS closings ranged from $9,264 to $13,200 (not verified; the association’s current budget and an estoppel certificate govern).
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
No association budget for Bella Lago was found in a primary document. Listing agents entered a quarterly fee on 14 of the 15 closings; the Sold Data Entry closing carries none. Eleven typed it in the condominium fee field, two in the master association field and one in the homeowners association field, which says something about how reliable the entries are.
| Quarterly fee as entered | Total annual recurring fees as entered | Closings | Closing dates |
|---|---|---|---|
| $2,315.96 or $2,316 | $9,264 | 3 | November 1, 2021; January 27, 2022; June 1, 2022 |
| $2,382 or $2,382.45 | $9,528 | 4 | February 18, 2022 to June 6, 2022 |
| $2,502 | $10,008 | 1 | February 15, 2023 |
| $2,798 | $11,192 | 2 | March 30, 2023 and May 16, 2023 |
| $2,801 | $11,204 | 2 | January 17, 2024 and June 6, 2025 |
| $3,098 | $12,392 | 1 | May 29, 2025 |
| $3,300 | $13,200 | 1 | April 22, 2026 |
These are entries, not a fee history: the June 6, 2025 entry is lower than the May 29, 2025 entry. Listing agents also entered an application fee of $100 or $150 on 12 closings and a transfer fee of $100 or $150 on six. An estoppel certificate fee is capped by statute, and we print no dollar figure for it.
Set against each closing’s price, the entries ran from 1.06 percent of the sold price (a $9,528 entry on the $895,000 closing of June 2022) to 2.61 percent (the $13,200 entry on the $505,000 closing of April 2026). The median across the 14 closings is about 1.6 percent, and the three newest sit between 2.20 and 2.61 percent. A buyer comparing Bella Lago with a building whose entries run lower will price that difference.
All five buildings show four stories on the roll, so two statutes apply. Section 553.899 requires a milestone inspection by December 31 of the year a building reaches 30 years of age, based on its certificate of occupancy, and section 718.112(2)(g) requires a structural integrity reserve study, which existing owner-controlled associations had to complete by December 31, 2025. From the county’s year built of 2006 the 30th year computes to 2036. We did not retrieve a certificate of occupancy, and we state no inspection or study status. Ask the association for the reserve study and the funded balance.
We found no published special assessment for Bella Lago, which describes what we could find, not what exists. A buyer deducts any levied or approved assessment from the price, and the estoppel certificate lists it.
The FEMA flood map indicates Zone AE with a base flood elevation of 11 feet NAVD88 at the four points we tested on the Bella Lago property, on Lee County panel 12071C0567G, effective November 17, 2022. Lee County’s evacuation layer returns zone A. That is a map-based indication, not a flood determination, so ask for the building’s elevation certificate.
We quote no premiums. The routes are the association’s master policy, your own unit owner’s policy, any flood policy your lender requires and a wind mitigation inspection on state form OIR-B1-1802. The Town of Fort Myers Beach is a Class 5 community in the National Flood Insurance Program’s Community Rating System, a 25 percent discount effective April 1, 2026.
Every Bella Lago parcel is in the Town of Fort Myers Beach taxing district, whose 2026 applied millage is 13.3108 (13.4329 in 2025; Lee County Property Appraiser book printed October 9, 2026). On the $625,000 60-month median that is $8,319.25 a year before exemptions and non-ad valorem charges, of which the Town’s own levy of 1.0655 mills (1.0294 for 2025) is $665.94. A buyer’s bill follows the assessed value after the sale, not the seller’s bill.
No. The Lee County Property Appraiser’s just value is a tax figure set for a January 1 valuation date, not a price. The median just value of the 59 Bella Lago condos is $415,800, and on the 11 qualified sales of the last 60 months it ran from 67.3 to 96.7 percent of the sale price.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
| Group | Unit parcels | Median just value | Range of just values |
|---|---|---|---|
| All unit parcels | 59 | $415,800 | $395,486 to $504,373 |
| 1,363 heated sq ft plan | 30 | $411,006 | $395,486 to $415,800 |
| 1,673 heated sq ft plan | 29 | $477,963 | $459,924 to $504,373 |
Dividing the October 2026 roll’s just value for each condo by its qualified sale price gives a ratio that depends on when the sale happened and on the sale itself.
| County qualified sales | Sales | Just value as a share of the sale price | Range |
|---|---|---|---|
| Dated 2021 to 2024 | 6 | 74.8%, the median of these 6 sales | 67.3% to 91.0% |
| Dated 2025 and 2026 | 5 | 81.4%, the median of these 5 sales | 77.2% to 96.7% |
| All 60 months | 11 | 79.7% | 67.3% to 96.7% |
A ratio that runs from 67.3 to 96.7 percent cannot turn a county figure into a price, and on the 15 MLS closings it runs wider still, from 51.6 to 81.4 percent. The roll values by mass appraisal and does not know a renovation or an outlook. Two 1,673 parcels on level 3 carry the same just value of $477,963; the county recorded one at $710,000 in June 2023 and the other at $525,000 in November 2023. We use the roll to confirm the parcel, plan, level and year built, and as a cross-check, never to set a price.
Bella Lago and Palm Harbor Club are the two smallest Bay Beach condominiums we track. Bella Lago’s leading window is 60 months, 15 closings at a $625,000 median; Palm Harbor Club’s is 36 months, 12 closings at $642,500. In the last 12 months the MLS recorded 1 closing at Bella Lago and 4 at Palm Harbor Club.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each record keeps its own window and its own series.
| Question | Bella Lago | Palm Harbor Club |
|---|---|---|
| Year built (county), units | 2006 | 2000 |
| Stories on the roll | 4 | Up to 8 |
| Water flag on the roll | Lake on all 60; no boat dock flag | Canal on all 56; boat dock flag on 55 |
| MLS, last 12 months | 1 closing, at $505,000 | 4 closings; the median of these 4 closings is $535,000 |
| MLS, last 36 months | 5 closings, $505,000 to $670,000; the median of these 5 closings is $514,000 | 12 closings, median $642,500, $465,000 to $1,100,000 |
| MLS, last 60 months | 15 closings, median $625,000, $505,000 to $895,000 | 19 closings, median $715,000, $465,000 to $1,100,000 |
| Median price per sq ft, 60 months | $393 | $502 |
| Median days on market, 60 months | 18, on the 14 marketed closings | 46 |
| Median sale-to-final-list, 60 months | 96.6%, on the 14 marketed closings | 93.2% |
| County qualified sales, 60 months | 11, median $525,000 | 13, median $665,000 |
| Listing-entered annual recurring fees (not verified) | $9,264 to $13,200 on the 14 closings with a fee entry | $7,100 to $11,308 on 19 closings |
| Active and pending, October 7, 2026 | 0 | 1, asking $695,000 |
| Year the buildings reach 30 (computed from county year built) | 2036 | 2030 |
The two records converge at the recent end. Bella Lago’s five closings of the last 36 months ran from $505,000 to $670,000, and Palm Harbor Club’s four of the last 12 months from $465,000 to $665,000. For the other side, read our Palm Harbor Club valuation page.
Choose Bella Lago if you want the 2006 building, a four-story scale, a later computed milestone year and no dock to maintain, and you accept fee entries that run higher. Choose Palm Harbor Club if you want a canal-side building of up to 8 stories with a dock flag on the roll, and you accept an earlier milestone year and a slip question to settle in the documents.
Bella Lago’s 60-month MLS median of $625,000 on 15 closings sits above the $525,000 median of the 1,050 condominium closings in ZIP 33931 over the same 60 months, at a lower price per square foot, $393 against $518. Windows differ by row in the table below, so compare each place within its own window.
Data updated: October 2026 (Southwest Florida MLS closings through October 7, 2026; Lee County Property Appraiser roll file October 4, 2026)
Each row is copied from our Fort Myers Beach sibling table with the window that leads for that place: the first of 12, 24, 36 and 60 months holding 10 or more closings. The MLS median and the county-qualified column are separate series.
| Node | Kind | Residential parcels | Year built | MLS closings 12 mo | MLS closings 60 mo | MLS publish window | MLS median $/sq ft (same window) | Active+pending 2026-10-07 | County-qualified (publish window) |
|---|---|---|---|---|---|---|---|---|---|
| Bella Lago | condo | 60 | 2006 to 2006 | 1 | 15 | 60 mo: n 15, median $625,000, range $505,000 to $895,000 | 393.0 | 0 | 60 mo: n 11, median $525,000 |
| Palm Harbor Club | condo | 56 | 2000 to 2001 | 4 | 19 | 36 mo: n 12, median $642,500, range $465,000 to $1,100,000 | 379.0 | 1 | 60 mo: n 13, median $665,000 |
| Bay Beach | community | 1755 | 1976 to 2023 | 61 | 334 | 12 mo: n 61, median $425,000, range $260,000 to $2,200,000 | 359.0 | 53 | 12 mo: n 53, median $410,000 |
| Waterside at Bay Beach | condo | 291 | 1997 to 2003 | 17 | 138 | 12 mo: n 17, median $675,000, range $445,000 to $2,200,000 | 408.0 | 28 | 24 mo: n 22, median $765,000 |
| Harbour Pointe | condo | 141 | 1982 to 1995 | 2 | 15 | 60 mo: n 15, median $470,000, range $270,000 to $850,000 | 400.0 | 5 | 60 mo: n 9, median $389,900 |
| Royal Pelican | condo | 145 | 1986 to 1991 | 6 | 19 | 60 mo: n 19, median $429,900, range $260,000 to $635,000 | 354.0 | 4 | 60 mo: n 16, median $465,000 |
| Riviera Club | condo | 82 | 1981 to 1981 | 1 | 13 | 60 mo: n 13, median $755,000, range $585,000 to $1,112,500 | 691.0 | 4 | 60 mo: n 8, median $752,500 |
| Carlos Pointe | condo | 105 | 1981 to 1981 | 6 | 22 | 60 mo: n 22, median $563,500, range $390,000 to $1,050,000 | 579.0 | 3 | 60 mo: n 12, median $535,000 |
Four other rows use the same 60-month window. Two are Bay Beach neighbors: Royal Pelican, with 19 closings at a $429,900 median, and Harbour Pointe, with 15 at $470,000. Two are other Fort Myers Beach condominiums: Carlos Pointe, with 22 at $563,500, and Riviera Club, with 13 at $755,000. Its $393 per square foot is lower than every one of the four except Royal Pelican’s $354.
Over the same 60 months Bay Beach as a whole had 334 MLS closings at a $610,000 median, $440 per square foot and a median 25 days on market, and the condominium figure in the answer above comes from joining MLS addresses to the county roll. For the 12 months to October 7, 2026 the Southwest Florida MLS recorded 397 closings in ZIP 33931 at a $510,000 median, $455 per square foot, 92 median days on market and a 93.8 percent median sale-to-final-list; Estero Island had 309 closings at a $550,000 median. By the same join, condominiums had 238 closings at a $425,000 median; 98 of 2,064 sixty-month closings did not match an address and are excluded from the split. On October 7 the ZIP had 380 active and 27 pending listings at a median active list price of $699,000, about 11.5 months of supply. For the town-wide picture, read our Fort Myers Beach home valuation page and our Fort Myers Beach guide.
A seller of a Bella Lago condo at the $625,000 60-month median would net about $583,238 before any mortgage payoff if the seller offers buyer-agent compensation, and about $598,863 if not. In Lee County the seller customarily pays the owner’s title policy and the deed stamps, and the contract controls.
The table is an illustration, not a quote. Commissions are negotiable, and closing figures are estimates until a title company prepares the settlement statement. It assumes 2.75 percent for the listing side and 2.5 percent for buyer-agent compensation when offered. The deed documentary stamp tax is $0.70 per $100 under section 201.02, and the owner’s title policy follows the Florida premium schedule of $575 plus $5.00 per $1,000 above $100,000.
| Item | Estimate | Arithmetic |
|---|---|---|
| Sale price | $625,000.00 | The 60-month MLS median, and the March 30, 2023 closing price |
| Listing commission, 2.75% | -$17,187.50 | 2.75% of $625,000 |
| Buyer-agent compensation, 2.5%, if offered | -$15,625.00 | 2.5% of $625,000 |
| Deed documentary stamp tax | -$4,375.00 | 6,250 units of $100 at $0.70 |
| Owner’s title policy | -$3,200.00 | $575 plus $5.00 per $1,000 above $100,000 |
| Title search and settlement | -$1,200.00 | Estimate |
| Municipal lien search | -$175.00 | Estimate |
| Estimated total costs, with buyer-agent compensation | -$41,762.50 | 6.68% of price |
| Estimated net before payoff, with buyer-agent compensation | $583,237.50 | $625,000 minus $41,762.50 |
| Estimated total costs, without buyer-agent compensation | -$26,137.50 | 4.18% of price |
| Estimated net before payoff, without buyer-agent compensation | $598,862.50 | $625,000 minus $26,137.50 |
At $505,000, the newest closing in the record, the worksheet gives total costs of $34,022.50 with buyer-agent compensation (6.74 percent) and a net before payoff of $470,977.50, or costs of $21,397.50 (4.24 percent) and a net of $483,602.50 without it. Your own net also depends on your payoff, prorated taxes, any unpaid assessment and repairs. An estoppel certificate is a seller cost as well, and we print no dollar figure for it. For two full net sheets, read our guide to selling a Bella Lago condo.
A free in-person comparative market analysis is a walk-through of your Bella Lago condo and a written value range built from the closings of its own floor plan, the roll figures for your parcel and your association documents. There is no cost and no obligation to list. Request it with the valuation form below.
We walk the condo, note its level, outlook and condition, and read your association statement. You receive the range and the closings behind it. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, keep every valuation confidential. Call Jesse direct at (239) 898-6072, text or call. If you are also buying, see how we represent buyers and call Marc at (239) 287-5873.
This list gathers the places where this page says a fact about Bella Lago is not available, each with the document or route that would settle it, so an owner, a buyer or our team can close the gap before a price is set.
These are the questions Bella Lago owners in Fort Myers Beach ask us most when they want to know what a condo is worth, answered from Southwest Florida MLS closings and Lee County records, with the window and the count beside every figure.
It is worth what the newest closings of your floor plan brought, adjusted for level, condition and yearly cost. The three newest 1,363 plans closed from $505,000 to $514,000, and the newest 1,673 closings were $600,000 and $670,000 in 2024.
$625,000 on the 15 Southwest Florida MLS closings of the 60 months to October 7, 2026, the first window with 10 or more. The median of the 5 closings in the last 36 months is $514,000.
The 60-month median is $393 per square foot of MLS living area on 15 closings, from $338 to $535. The five closings since January 2024 ran from $338 to $400.
One in the 12 months to October 7, 2026, and 15 in 60 months, about 5.1 percent of the 59 condos a year. The county’s separate series holds 11 qualified sales in 60 months.
The 60-month median is 18 days on the 14 marketed closings, and nine of the 14 sold in 25 days or fewer. The three newest took 147, 381 and 30 days.
The median marketed closing of the 60 months was 96.6 percent of the final list price, from 85.1 to 102.3 percent. None of the seven since June 2022 closed at or above list.
None on October 7, 2026: the MLS showed no active and no pending Bella Lago listing, and none on October 29. For live listings across Fort Myers Beach, search our team’s site, DomainRealtyGroup.com.
The three-bedroom plan. Since February 2023 the 1,673 plan closed at $600,000 to $670,000 and the 1,363 plan at $505,000 to $545,000. Per square foot of roll area the two are close, $400 and $396.
Possibly, but the record is thin. Two 1,673 plans closed a day apart in June 2022 at $800,000 on level 3 and $895,000 on level 4. The newest 1,363 closings sit within $9,000 on two levels.
Listing agents entered 1,430, 1,571 or 1,775 square feet on five closings whose parcels the roll records at 1,363 or 1,673 heated square feet. The recorded plans in the declaration settle it.
A model has five MLS closings in three years, two price levels in five, and five different square footages entered for two plans. It cannot see your level, your condition or your fee statement.
No. The median just value of the 59 condos is $415,800, a tax figure. On the 11 qualified sales of the last 60 months it ran from 67.3 to 96.7 percent of the price.
The county’s qualified series holds 11 sales in 60 months against 15 MLS closings. Eight MLS closings of 2022 and early 2023 are outside the qualified set, and we did not determine why.
Four qualified sales: $710,000 and $525,000 in 2023 and $425,000 and $460,000 in 2025. We do not know how they were sold.
No year holds enough closings for a trend. The record shows $600,000 to $895,000 on the seven closings through June 2022 and $505,000 to $670,000 on the eight since February 2023.
It depended on when they bought. Of 64 pairs of county-qualified sales of the same condo, 34 sold higher and 29 lower. Of the 29 pairs that began in 2009 or later, 24 sold higher.
Listing-entered annual recurring fees on 14 Southwest Florida MLS closings ranged from $9,264 to $13,200 (not verified; the association’s current budget and an estoppel certificate govern). A buyer prices that yearly cost against the price.
The roll flags no boat dock and no seawall on any Bella Lago parcel, and it codes the land as on a lake. No slip enters the value, which separates Bella Lago from canal-side Palm Harbor Club.
Lenders and buyers read the reserve study and any inspection report. By the county’s year built the buildings reach 30 in 2036, a computed year and not a status. Ask the association for the study.
The FEMA flood map indicates Zone AE at 11 feet at the points we tested, and the evacuation zone is A, so insurance is part of a buyer’s yearly cost. An elevation certificate helps a buyer price it.
We cannot say from 15 closings. No closing was recorded for 254 days spanning the storm, and prices before and after it sit at different levels. We found no published repair report.
At the Town’s 2026 applied millage of 13.3108 (13.4329 in 2025), a $625,000 price carries $8,319.25 a year before exemptions and non-ad valorem charges. The assessed value sets the real bill.
At $625,000, about $583,238 before payoff with buyer-agent compensation and $598,863 without, using 2.75 and 2.5 percent commissions, deed stamps and the owner’s title policy. Commissions are negotiable.
In Lee County the seller customarily pays the owner’s title policy and the deed documentary stamp tax of $0.70 per $100 under section 201.02. That is custom, not law, and the contract controls.
Under section 718.503 a resale seller provides the declaration, articles, bylaws, rules, the latest financial statement and budget, the frequently asked questions document and any milestone summary and reserve study. Section 689.302 also requires a flood disclosure.
Section 718.503 gives a resale buyer 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, and 15 days where a milestone inspection summary or reserve study applies.
It is the association’s statement of what a unit owes and what has been levied. Florida law caps the fee, and we print no dollar figure. The contract decides who pays, and we order it early.
Not known from the public record. The recorded declaration and current rules govern, and the Town of Fort Myers Beach requires short-term rentals to register. Ask for the rules in the resale package.
Condition moves value, but the record cannot price it: the county recorded two level 3 homes of the 1,673 plan $185,000 apart in 2023. We walk the unit and say which updates earn their cost.
Thirteen of the 15 closings of 60 months closed from January through June and none from July through September, which points to winter contracts. Fifteen closings cannot prove a season.
Palm Harbor Club’s 60-month median is $715,000 on 19 closings against $625,000 on 15 here, and its four closings of the last 12 months ran from $465,000 to $665,000.
The 60-month median of $625,000 is above the $525,000 median of the 1,050 condominium closings in ZIP 33931 over the same 60 months, at $393 per square foot against $518.
This page covers the five condominium buildings at 7401 to 7461 Bella Lago Drive in the Town of Fort Myers Beach, ZIP 33931, not Belle Lago in Estero and not Bellalago in Kissimmee.
The Town of Fort Myers Beach. The county roll places all 60 Bella Lago parcels in the Town’s taxing district, so Town millage, permits and rental registration apply.
Yes, free and without obligation. Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, prepare it from the closings of your own plan.
Call Jesse direct at (239) 898-6072 or use the valuation form. We send a range the same day. If you are also buying, read buying a home in Fort Myers Beach and call Marc at (239) 287-5873.
Jesse McGreevy is a top-reviewed Southwest Florida realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. These are a few, in the clients’ own words, from buyers, sellers and repeat clients across Southwest Florida.
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
A Fort Myers Beach specialist knows which plan and level a Bella Lago condo is, which sales the county counts, what the flood map indicates on Bella Lago Drive and what a condominium seller must disclose. A valuation built on those facts holds up when the buyer’s appraiser and lender read the same records.
A general valuation may price a 1,363 plan from the 60-month median, quote the county’s just value as a price, or miss the county sales the MLS never carried. As Top 1% Real Estate Agents Nationally Since 2008, we build the number so those surprises do not reach the appraisal.
If you are asking “what can I sell my Bella Lago condo for,” McGreevy and Comisar price from the closings of your own plan and level. We tracked every one of the 15 Bella Lago closings in the Southwest Florida MLS over the last 60 months, and that record starts every valuation we send.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Only 1 Bella Lago condo closed through the MLS in the last 12 months, so few owners here ever test the market; if you are thinking about selling, call us first. When you are ready to list, read how we sell Bella Lago condos.
Enter your details in the valuation form for your free Bella Lago condo valuation, or talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Jesse McGreevy and Marc Comisar lead Domain Realty Group from its office at 24031 S Tamiami Trl #101 in Bonita Springs. Jesse has been licensed in Florida since November 4, 2004 and Marc since September 25, 2003. Read more about McGreevy and Comisar.
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McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC) within the Department of Business and Professional Regulation (DBPR). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Valuing a Bella Lago condo? Get a free valuation with the valuation form, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a home in Fort Myers Beach.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. For homes for sale in Fort Myers Beach, search our team’s site, DomainRealtyGroup.com. See how we represent buyers, or contact us.
Every figure on this page traces to a primary source below or to the Southwest Florida MLS (pulled October 7, 2026) and the Lee County Property Appraiser sales file and roll of October 4, 2026. The links were checked on October 7, 2026.
These official documents bear most directly on what a Bella Lago condo in Fort Myers Beach is worth and what its seller must deliver: the two county millage books behind the tax examples, the Town’s rental opt-out list and the federal report on Hurricane Ian.
| Document | Issued by | What it tells a valuation | Link |
|---|---|---|---|
| 2025 taxing district millage book | Lee County Property Appraiser | The 2025 rate of 13.4329, for comparison | View the millage book |
| 2026 taxing district millage book, printed October 9, 2026 | Lee County Property Appraiser | The 2026 applied rate of 13.3108 and the Town levy of 1.0655 used in the tax examples | View the millage book |
| 2026 condominium opt-out list | Town of Fort Myers Beach | The rental list a buyer will ask about | View the list |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Storm surge on Fort Myers Beach | View the report |
Bella Lago’s declaration, budget and rules are not posted publicly; they come with the estoppel certificate and the document package at a sale.
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, value your Bella Lago condo with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.