McGreevy and Comisar are the team Barletta at Bella Terra owners call to sell and buy in Estero. The number one real estate team in Southwest Florida since 2012 and Top 1% nationally since 2008, with over $2.5 billion in real estate sold.
Updated June 2026 · Barletta at Bella Terra, Estero (Lee County), Florida 33928
McGreevy and Comisar are the team Barletta owners call first to sell, and the team Barletta buyers call to get in. If you own a condominium in Barletta at Bella Terra and you are thinking about selling, you want the agents who already know this gated Estero community building by building, fee layer by fee layer, and comp by comp. In the last 12 months 17 Barletta condominiums sold at a median around $260,000 and roughly 96% of list, and we price every Barletta listing to that live data, not to a stale ZIP-wide number. We are Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and we have sold over $2.5 Billion in real estate. Whether you are selling your Barletta condo or buying one, this is the page that tells you everything, and we are the team that closes it. Call Jesse McGreevy direct at (239) 898-6072.
McGreevy and Comisar are the best realtor for Barletta at Bella Terra for sellers and buyers alike. Barletta is a 336-unit condominium community inside gated Bella Terra in Estero, and we know its seven recorded condominiums, its two-tier HOA, its carport-and-storage floor plans, and exactly what a Barletta condo sells for today. That is the difference between a generalist and a specialist.
In the last 12 months 17 Barletta condominiums sold, a median around $260,000 at roughly 96% of list, with a median of about 48 days on market, per the Southwest Florida MLS Matrix pulled June 2026. Three Barletta condominiums are active right now between $260,000 and $309,000, which is roughly 0.9 months of supply. That is a fast-moving, low-inventory condo segment, and pricing to the live Barletta comps is the whole game.
Selling a Barletta condominium is its own discipline. The buyer pool is snowbirds, downsizers, and investors, the association requires an estoppel and a buyer-approval application, and the right comp set is the other Barletta two-bedroom units, not the single-family homes elsewhere in Bella Terra. We handle all of it. Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
If you want the Bella Terra lifestyle, gated security, and full resort amenities at the lowest entry price in the community, Barletta is the door in. We will walk you through floor plans, the two-tier fee structure, the CDD assessment, leasing rules, and which buildings carry lake or preserve views. Call Marc Comisar at (239) 287-5873 for a buyer consultation.
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and the Barletta data backs the claim: in the last 12 months 17 Barletta condominiums sold, a median around $260,000 at roughly 96% of list. This section is the proof, both the accolades and the verified market record.
We do not ask you to take the lifestyle on faith and the numbers on guesswork. The Barletta market record, pulled from the Southwest Florida MLS Matrix in June 2026, is specific: 17 closed sales in the trailing 12 months, a sold range of $232,500 to $289,000, a median near $260,000, an average sale-to-list ratio around 95.8%, and a median of about 48 days on market. Against just three active listings, that is a tight, liquid condo segment that rewards correct pricing.
A Barletta seller who lists against the wrong comps, the single-family homes a quarter mile away, leaves money on the table or sits on the market. A Barletta buyer who does not understand the two-tier HOA plus the CDD assessment gets surprised at closing. We do this for a living in this exact community. Call Jesse direct at (239) 898-6072.
Living in Barletta means owning a low-maintenance, two-bedroom condominium inside a gated, amenity-rich Estero community, with a covered carport, a separate storage unit, and full access to a 7,000 square foot clubhouse, resort pool, and a fitness center. It is the lock-and-leave, all-ages entry point to Bella Terra, and it is not 55-plus and not a golf community.
Barletta sits in its own gated pocket of Bella Terra, on Barletta Lane, with a dedicated resident gate in addition to the community’s main visitor gate. The buildings are two-story, low-rise, concrete-block construction, and the units are stacked first-floor and second-floor flats. There are no attached garages here. Each condominium conveys with a covered carport space and a separate storage unit, which keeps the maintenance burden low and the price of entry the most accessible in the community.
Barletta draws snowbirds who want a Florida retreat they can close up and leave, downsizers who are done with yard work, and investors who want a leasable condo in a high-amenity community. Because the master community is intentionally inter-generational rather than age-restricted, Barletta owners share the gates with families, retirees, and working professionals throughout Bella Terra.
The Condominiums at Barletta Association maintains the building exteriors, roofs, structural common elements, the master building insurance, grounds and landscaping, irrigation, and bulk services for the buildings. You own and maintain the interior; the association handles the rest of the structure. For a buyer who does not want the responsibilities of a freestanding home, that division of labor is the entire appeal.
Barletta is one of several neighborhoods inside Bella Terra, which is a master-planned community of roughly 1,899 homes on nearly 1,000 acres. For the full picture of the master community, its amenities, governance, and market, see our parent guide to Bella Terra and the wider Estero area page. This page goes deep on Barletta specifically.
Over the last 12 months, 17 Barletta condominiums sold at a median sold price near $260,000, a range of $232,500 to $289,000, an average sale-to-list ratio around 95.8%, and a median of about 48 days on market, per the Southwest Florida MLS Matrix pulled June 2026. Three Barletta condominiums are active today between $260,000 and $309,000, roughly 0.9 months of supply.
This is the authoritative read on what a Barletta condominium is worth right now, filtered to the Barletta sub-community in Bella Terra, Estero, not the ZIP-wide average.
Metric (Barletta, last 12 months) | Value |
|---|---|
Closed sales | 17 |
Median sold price | about $260,000 |
Average sold price | about $258,000 |
Sold price range | $232,500 to $289,000 |
Average sale-to-list ratio | about 95.8% |
Median days on market | about 48 |
Sold price per square foot | roughly $205 to $245 |
Source: Southwest Florida MLS (Matrix), Sub/Condo Name Barletta, Development Bella Terra, City Estero, pulled June 24, 2026.
Metric (Barletta, as of June 2026) | Value |
|---|---|
Active listings | 3 |
List price range | $260,000 to $309,000 |
Approximate months of supply | about 0.9 months |
Source: Southwest Florida MLS (Matrix), Sub/Condo Name Barletta, pulled June 24, 2026.
Seventeen sales against three active listings is a tight, low-inventory segment, roughly 0.9 months of supply, which favors sellers who price correctly. The average sale-to-list ratio near 95.8% tells you that overpriced units give back several points before they sell, while well-priced units move in well under two months at the median. The sold range of $232,500 to $289,000 is narrow, which makes a correctly chosen comp set unusually predictive in Barletta.
As an independent cross-check, the Lee County Property Appraiser’s 2025 Just (market) values for Barletta units run roughly $219,000 to $263,000, in the same neighborhood as the MLS sold prices, which is what you want to see. Recorded sale prices and deeds are public via the Lee County Clerk of Courts, and parcel-level values are public via the Lee County Property Appraiser.
We did not pull Barletta rental rates in this snapshot, so we are not going to state a rent figure we cannot source. What matters most to a Barletta investor is covered in the leasing section below: the association’s approval process and minimum-term rules govern whether and how you can lease your unit. For a current Barletta rent read, call Jesse direct at (239) 898-6072 and we will pull active and leased comps.
Barletta was built between 2005 and 2007 by Lennar and its U.S. Home division as the condominium neighborhood inside Bella Terra, whose master developer was Habitat Lakes, L.L.C. It was recorded not as one condominium but as seven, Condominium I through VII at Barletta, totaling 336 two-bedroom units, all now governed by a single merged association.
Bella Terra’s master declarant of record was Habitat Lakes, L.L.C., a Florida limited liability company named as Declarant and Developer in the recorded master declaration made in March 2004. The homebuilder was Lennar, building under both the Lennar and U.S. Home names (U.S. Home is a Lennar brand), the same builder that produced the single-family homes, townhomes, and villas across Bella Terra. The community’s original working name was The Habitat, which is why the special taxing district is the Habitat Community Development District and the master developer entity was Habitat Lakes.
This is the key governance fact about Barletta. It is not a single condominium; it is seven separately recorded condominiums that were declared one phase at a time as the buildings were completed. Each was recorded in the Public Records of Lee County, Florida.
Recorded condominium | Recording reference | Recorded date | Units |
|---|---|---|---|
Condominium I at Barletta | O.R. Book 4580, Page 4517 | February 4, 2005 | 60 |
Condominium II at Barletta | O.R. Book 4828, Page 4326 | August 4, 2005 | 48 |
Condominium III at Barletta | Instrument No. 2005000069245 | October 13, 2005 | 48 |
Condominium IV at Barletta | Instrument No. 2005000141415 | November 29, 2005 | 48 |
Condominium V at Barletta | Instrument No. 2006000214070 | May 22, 2006 | 48 |
Condominium VI at Barletta | Instrument No. 2006000369514 | September 25, 2006 | 48 |
Condominium VII at Barletta | Instrument No. 2006000421722 | November 7, 2006 | 36 |
Total | 336 |
Source: recorded condominium references from the Bella Terra master declaration neighborhood table and the recorded Plan of Merger.
Over time, the seven separate condominium corporations were merged into one. Condominiums I through VI merged into the surviving Condominiums at Barletta Association, Inc. effective January 1, 2013. Condominium VII at Barletta merged into that same surviving corporation effective January 1, 2017. The recorded Plan of Merger is explicit that this is not a consolidation: the association operates as a multi-condominium association, and the reserves of each condominium are accounted for and held separately for that condominium. Practically, that means Barletta is one association today, governed by a seven-member board with directors elected by condominium.
A 2005 to 2007 build means Barletta was constructed under the modern, post-2002 Florida Building Code, the hurricane-code era that followed the 1992 Andrew reforms. Concrete-block construction, the build year, and the recorded condominium form all tell a buyer something concrete about how the buildings were put up and how ownership is structured. For the historical record on the broader community, see the parent Bella Terra page.
Barletta homes are two-bedroom, two-bath condominiums of 1,055, 1,160, 1,196, and 1,304 county-verified square feet, with the larger plans adding a den. They are stacked first-floor and second-floor flats in two-story, low-rise, concrete-block buildings, each conveying with a covered carport and a separate storage unit rather than an attached garage.
The Lee County Property Appraiser records living area for actual Barletta units, and those county-verified sizes cluster into a small set of plans. Every plan is a two-bedroom; the larger footprints add a den.
Verified living area | Configuration | Notes |
|---|---|---|
1,055 sq ft | 2 bed / 2 bath | Smallest plan, no den |
1,160 sq ft | 2 bed / 2 bath | Most common plan |
1,196 sq ft | 2 bed plus den / 2 bath | Den configuration |
1,304 sq ft | 2 bed plus den / 2 bath | Largest verified plan in recent sales |
Source: Lee County Property Appraiser parcel records and Southwest Florida MLS Matrix (recent closed Barletta sales).
This is a frequent point of confusion, so we want to be precise. Barletta condominiums do not have attached garages. Each unit conveys with a covered carport space and a separate storage unit. The county record confirms there is no garage square footage assessed; only living area is. If a private garage is a must-have for you, Barletta is not the fit, and we will steer you to a villa or single-family product in Bella Terra instead.
Barletta’s buildings are two-story, low-rise, masonry condominium construction, built 2005 to 2007. Southwest Florida condominiums of this era and builder are typically concrete block and stucco with tile or shingle roofs. The exact roof-cover material, exterior-wall code, and whether a given building has impact glass or shutters live in the parcel building-characteristics record and the recorded condominium plats; we confirm those specifics per building and per unit when you are evaluating a specific listing.
Because the buildings are two stories with stacked flats, every plan exists as both a first-floor and a second-floor unit. First-floor units offer step-free entry, which many buyers prefer. Second-floor units can offer better views and a bit more privacy. We will help you weigh the trade-off on any specific Barletta building.
Bella Terra is laced with roughly 100 acres of lakes and surrounded by about 400 acres of preserve, and Barletta buildings vary in what they look out on, lake, preserve, or interior. Views are a meaningful value driver in a narrow price band like Barletta’s, and we map them building by building when you are shopping. Call Marc at (239) 287-5873 for the current Barletta active list with the view notes.
You will see Barletta described as coach homes or carriage homes in casual real estate copy. That is realtor nicknaming. The recorded legal form and the Lee County use code are both condominium, and that is the word we use, because it is what you are actually buying. The distinction matters for financing, insurance, and how the association is governed.
Barletta owners get full access to Bella Terra’s resort amenity package with no separate membership, just a roughly $10 photo ID access card: a 7,000 square foot clubhouse, a 24-hour fitness center, a resort pool and spa plus a satellite pool, and lighted tennis, pickleball, bocce, basketball, and sand volleyball. Barletta is not a golf community, and the amenities are included, not an extra club due.
At the center of Bella Terra is a 7,000 square foot clubhouse with a game room, meeting space, and a management office. The fitness center is open 24 hours a day, seven days a week, with your access card, and includes an aerobics studio with a fitness director. The community center itself keeps daytime hours, but the gym is around the clock, which Barletta owners who keep odd schedules appreciate.
Bella Terra has a resort-style pool with a spa and waterfall as its centerpiece, plus a smaller satellite pool that serves the condominium area. Pools are open daylight to dusk, an access card is required, and there is no lifeguard. Whether the satellite pool is exclusively Barletta’s is not something the HOA labels explicitly, so we describe it accurately: Barletta owners have the main resort pool and spa plus a nearby satellite condo pool.
The amenity campus is genuinely comprehensive for the price tier: lighted tennis courts, pickleball courts, bocce courts, a basketball court, sand volleyball, an inline-skate rink, and multi-use ball fields for baseball and soccer. Courts run daylight to 10:00 p.m., with outdoor activity wrapping by 9:30 p.m. and amenity lights off by 10:00 p.m. per the recorded community rules.
Bella Terra wraps its amenities in roughly 100 acres of lakes and about 400 acres of conservation preserve, with a butterfly garden, a playground, and a clock tower with fountains. Fishing is catch-and-release from your own lot or designated common areas, with no boats and no swimming in the lakes. The preserve acreage is permanent, which protects the setting as the Corkscrew corridor builds out around the community.
Two corrections we make for buyers. First, Bella Terra amenities are included for all residents with no separate club membership; access is by a signed amenity release and a roughly $10 photo ID access card, not a paid membership. Second, Bella Terra is not a golf community; there is no on-site course and no mandatory golf fee. For a buyer comparing Barletta to a mandatory-golf condo elsewhere in Estero, that is real money saved every year.
A Barletta condominium carries three ownership cost layers: the Bella Terra master HOA assessment, the Condominiums at Barletta Association quarterly dues, and the Habitat CDD assessment of $915.06 per unit per year (FY2025-26) on the Lee County tax bill. The CDD figure is fixed and sourced; the condo dues dollar amount is provided in the estoppel, not invented here.
Every Barletta owner is governed and assessed at three layers. The Habitat CDD is a special taxing district that maintains roads, lakes, preserves, and stormwater, and its assessment appears on your property tax bill. The Bella Terra master association (Bella Terra of Southwest Florida, Inc.) covers the community-wide covenants and the amenities. The Condominiums at Barletta Association operates and maintains the Barletta buildings themselves: roofs, exteriors, master insurance, grounds, and bulk services.
The Habitat CDD assessment for Barletta, classified as Multifamily, is $915.06 per unit per year for fiscal year 2025-26, unchanged from 2024-25. It breaks down as $735.69 in Operations and Maintenance plus $179.37 in bond/debt service.
Barletta CDD component | Amount (per unit, per year) |
|---|---|
Operations and Maintenance (O&M) | $735.69 |
Bond / debt service | $179.37 |
Total CDD assessment | $915.06 |
Source: Habitat Community Development District, official assessments page, FY2025-26.
The bond portion amortizes a tax-exempt infrastructure bond and runs until 2035, after which it falls off; the O&M portion continues as long as the community exists. The bond can be paid off early via an estoppel letter (a $150 fee through the district manager), but paying off the bond does not eliminate the O&M assessment. Notably, Barletta’s $179.37 bond component is the lowest of any product type in Bella Terra, because the condos carry the smallest infrastructure benefit allocation.
The Condominiums at Barletta Association charges quarterly dues that fund the condominium’s own operations. We are not going to publish a dues dollar figure we cannot verify from a primary source, because the association does not post its budget on a public, citable page, and we never lift fee numbers from listing portals. The current dollar amount is provided on request and is documented in the estoppel certificate the association issues for a sale. What the dues cover is structurally clear from the condominium form of ownership.
For a Barletta condominium, the association assessment generally covers building exterior maintenance, roof maintenance and reserves, the master insurance policy on the buildings, grounds and landscaping, irrigation, and the community’s bulk services, plus management, legal, accounting, and per-condominium reserves. The unit owner is responsible for the interior. This is standard Florida condominium common-element responsibility, and it is the reason a condo assessment is higher than a single-family sub-association fee: it buys more services.
Every Bella Terra owner, including every Barletta owner, also pays a flat, equal-per-unit master assessment to Bella Terra of Southwest Florida, Inc. The recorded master declaration sets that assessment equally for each lot and living unit, so a Barletta condo pays the same master dollar amount as any other unit type. The master documents also provide for a one-time capital contribution at the first sale and a Resale Capital Assessment (a transfer fee) on resales, with the dollar amounts set by board resolution; we confirm the current figures for your specific transaction.
For a specific Barletta unit, the exact, current dollar figures for the condo dues and any capital or transfer fees come from the estoppel certificate and the association, not from a website. When you list or buy with us, we order the estoppel and walk you through every line so nothing surprises you at the closing table. Call Jesse direct at (239) 898-6072.
Barletta is governed by the recorded Declarations of Condominium for Condominium I through VII at Barletta, the bylaws of the Condominiums at Barletta Association, and the Bella Terra master declaration and rules, with architectural and exterior control exercised by the master Architectural Review Committee and the association. Exteriors, roofs, and common elements are association-controlled, not owner-controlled.
A Barletta owner is bound by two sets of recorded documents. The first is the condominium’s own documents: the seven recorded Declarations of Condominium and the bylaws of the Condominiums at Barletta Association, Inc., which govern the buildings, the common elements, assessments, and unit-owner obligations. The second is the master layer: the Bella Terra of Southwest Florida, Inc. master declaration (originally recorded at O.R. Book 4236, Page 511, restated in 2017 with later amendments) and the master rules and regulations.
Because the association owns and maintains the building exteriors and roofs, exterior changes are not an individual owner’s call. Architectural control over roof replacement, exterior paint and color, screen enclosures, satellite dishes, and similar items is exercised by the Bella Terra Architectural Review Committee together with the association. For a condominium buyer, this is a feature, not a limitation: it keeps the buildings uniform and the structure maintained on a community schedule.
The merged association is run by a seven-member board, with directors elected by condominium on a staggered cycle. The recorded Plan of Merger keeps each condominium’s reserves separate, so the governance and the money are organized condominium by condominium even though one association administers all seven. The association’s management address of record is the Castle Group office in Estero.
Reading the Barletta and master documents correctly is part of representing you well. We flag the use restrictions, the leasing and pet rules, the assessment authority, and any pending amendments before they affect your transaction. The full document links are in the Downloadable Documents section below.
Barletta at Bella Terra is not an age-restricted community. Bella Terra is intentionally inter-generational and open to all ages, so Barletta owners are a mix of snowbirds, retirees, working professionals, and families, not a 55-plus-only population. One aggregator mislabels the community as 55-plus; the authoritative community materials describe it as inter-generational.
We correct this misconception regularly because it changes who thinks Barletta is for them. Bella Terra was designed and is governed as an all-ages community, not a 55-plus age-restricted one. That means a 35-year-old buyer and a 70-year-old buyer can both own in Barletta, and both do. There is no age floor to purchase or occupy a Barletta condominium.
For a snowbird or retiree, all-ages means a livelier, more varied community than an age-restricted enclave. For a younger buyer or an investor, it means no occupancy age restriction limiting who can buy or who a unit can be leased to. The amenity mix, which includes a playground, ball fields, and an inline-skate rink alongside the resort pool and fitness center, reflects that all-ages design.
Barletta condominiums can be leased, but every lease runs through the Condominiums at Barletta Association’s approval process, with a tenant application and association approval required before a lease begins. The exact minimum lease term and any leases-per-year cap are set in the Barletta condominium documents; short-term vacation rentals are not the model here.
Leasing a Barletta unit is not a simple sign-and-go. Bella Terra’s sub-associations, including the condominiums, operate a formal lease application and approval process, and a Barletta owner must obtain association approval before a tenant takes possession. There is an application, and typically a background check and a processing fee, handled through the association and its manager.
Bella Terra’s documented pattern across its sub-associations is a minimum lease term measured in months (for example, a six-month minimum in one of the villa sub-associations), and some sub-associations cap the number of leases per year. The exact Barletta condominium minimum term and any leases-per-year cap live in the Condominiums at Barletta Association’s recorded documents, and we confirm the current rule from those documents and the estoppel for your specific situation rather than quoting a number we cannot source.
Barletta can work as a rental, but it is governed as a residential condominium, not a short-term vacation product. If your plan depends on weekly or nightly rentals, Barletta is the wrong fit, and we will tell you that up front. If you are looking at a standard, approved, longer-term lease, we will pull current leased comps and walk you through the association’s process. Call Jesse direct at (239) 898-6072.
Barletta owners may keep pets, subject to the Bella Terra master rules and the Condominiums at Barletta Association’s pet provisions: pets must be leashed in common areas, owners must clean up after them, invisible electronic fences are prohibited, and pets are not allowed in the amenity facilities. Specific numeric pet limits are set in the Barletta condominium documents.
The recorded Bella Terra master rules set the behavior standard for all neighborhoods, Barletta included. All animals must be leashed when outdoors and may not roam free. Owners must clean up after their pets and may not let them defecate on others’ property. Electronic animal containment systems, the invisible-fence type, are prohibited in any sub-association. Pets are not permitted in the clubhouse, fitness center, pool areas, playground, tennis and pickleball courts, the inline-skate rink, or other recreational facilities.
The master rules set conduct, not a hard count, breed, or weight limit. Any numeric pet limit (how many pets, size or breed restrictions) for a Barletta unit is set in the Condominiums at Barletta Association’s documents. We confirm the current Barletta pet limits from those documents and the estoppel for your unit, rather than guessing. If pets are central to your decision, tell us early and we will get the exact rule before you write an offer.
Barletta sits in FEMA Flood Zone X, an area of minimal flood hazard outside the Special Flood Hazard Area, so flood insurance is not federally required for a standard mortgage. The community is inland in the Village of Estero, which carries a CRS Class 6 rating worth a 20% NFIP discount. We frame this as low flood hazard, not a guarantee a unit never floods.
Bella Terra and Barletta parcels are in FEMA Flood Zone X, the Area of Minimal Flood Hazard, which is outside the Special Flood Hazard Area (SFHA). This was confirmed directly against FEMA’s National Flood Hazard Layer at interior points of the community. The effective FIRM panel is 12071C0625F, effective August 28, 2008. Because Barletta is in Zone X and not an SFHA, flood insurance is not federally mandated for a standard mortgage, and owners who choose optional coverage typically qualify for a lower-cost Preferred Risk Policy.
Barletta’s low flood hazard is a function of geography. Bella Terra sits about three miles east of I-75 off Corkscrew Road, well inland of the coastal storm-surge zones that drove the catastrophic flooding in Estero during Hurricanes Ian (2022) and Milton (2024). The waterways that generate high-risk flood designations in Estero lie west of I-75; Bella Terra is east of that line. We frame the community’s hurricane exposure honestly as principally wind, not surge or flood, and we do not claim a specific unit has never flooded, because that is an inference, not a documented fact.
FEMA’s 2026 Lee County flood-map revisions touch only six panels, all within the Mullock Creek Basin west of I-75. Bella Terra’s panel, 12071C0625, is not among them, and the community sits well east of that basin. The 2026 remap does not change Barletta’s Zone X status.
The Village of Estero participates in FEMA’s Community Rating System at Class 6, which earns a 20% discount on NFIP flood insurance premiums for properties in the SFHA. Because Barletta is in Zone X rather than an SFHA, most owners are not required to carry flood insurance at all; those who buy optional coverage generally do so at the low-cost Preferred Risk rate. The 20% CRS figure is the headline community fact; Barletta’s Zone X status is the reason coverage is usually optional.
For a Barletta condominium, the association’s master policy generally carries the building and windstorm (hazard) coverage on the structures, while the individual owner carries an HO-6 (walls-in) policy covering interior buildout, betterments, personal property, loss assessment, and liability. The exact coverage line is set by the association’s documents. We make sure you understand the master-policy and HO-6 split for the specific building before you close. Always confirm a specific parcel’s flood zone at the FEMA Map Service Center before closing.
The Estero public schools nearest Barletta are Pinewoods Elementary, Three Oaks Middle, and Estero High, per the Village of Estero. Lee County runs a school-choice and proximity model rather than fixed attendance boundaries, so these are the proximity schools families typically attend, confirmed per address in the district’s school locator, not a guaranteed single-school assignment.
Per the Village of Estero’s own public-schools listing, the Estero public schools serving the area are Pinewoods Elementary (grades K-5), Three Oaks Middle (grades 6-8), and Estero High (grades 9-12). These are the schools Barletta-area families most commonly rank and attend.
This is an important distinction we are careful about. Lee County does not use simple fixed attendance boundaries; it runs a Student Enrollment Plan with choice zones and proximity sub-zones. High schools have no proximity plan at all; families rank schools within their choice zone. So a specific Barletta address is not guaranteed to a single school by a hard boundary. The three schools above are the Estero-area proximity schools, and the authoritative per-address answer comes from the School District of Lee County’s school locator. We always tell buyers to confirm a current-year assignment for the exact unit rather than assuming.
Florida Gulf Coast University (FGCU), a public university, sits a short drive from Barletta on Estero’s northeast side, which is a genuine convenience for families with college-age students and for the community’s character.
Barletta’s daily logistics: Lee County Utilities provides water and sewer, the Habitat CDD supplies irrigation from community wells, Waste Pro is the trash hauler for ZIP 33928, and the community is gated with a staffed visitor gate, a dedicated Barletta resident gate, and a roving patrol. Pets must be leashed, and there is no overnight on-street parking.
Potable water and sanitary sewer for Barletta come from Lee County Utilities; the Habitat CDD explicitly does not own the sewer system. Irrigation is separate and community-wide: the CDD runs irrigation from on-site wells and pump stations through more than 25 miles of mainlines, funded by the CDD assessment rather than by buying potable water for irrigation. That keeps irrigation costs out of your individual utility bill.
Barletta sits in ZIP 33928, whose Lee County residential hauler is Waste Pro. Lee County collects trash one or two days a week depending on the area, with recycling and yard waste weekly, and condominium buildings may fall under the county’s multi-family service track. The exact collection day is an address-specific lookup through the county’s official tool; we do not guess a day.
Barletta enjoys a Barletta-specific access fact: in addition to Bella Terra’s main visitor gate, there is a dedicated Barletta resident gate. Resident vehicles use transponders through the community’s access system; visitors receive a printed guest pass at the staffed visitor gate with a driver’s license required. A roving patrol enforces parking and community rules, and the Lee County Sheriff has authority to patrol the community’s roads. We describe the gates accurately, transponder-controlled resident gates plus a staffed visitor gate and a roving patrol, rather than overstating a 24-hour manned guard the recorded rules do not specify.
Barletta’s parking is carport-based, and the community rules are specific. There is no on-street parking between 1:00 a.m. and 7:00 a.m. community-wide, and no overnight parking at the clubhouse or satellite (condo) pool lots. Boats, trailers, campers, and RVs are not permitted unless fully enclosed in a garage, which Barletta units do not have, so practically, no boats or RVs at the unit. Golf carts must be registered with proof of insurance.
Two-story condominium buildings of this era and region commonly use centralized cluster mailboxes, and the community rules reference shared mailbox areas, but the exact delivery method for a specific Barletta address is best confirmed with USPS or the association. We verify it for your building when it matters.
Barletta’s closest comparables are other low-rise, carport-style condominiums in gated Estero and Bonita communities, but Barletta’s distinguishing feature is full resort-amenity access plus a dedicated resident gate at the lowest entry price inside Bella Terra. Within the community, the natural step-up products are Bella Terra’s villas, townhomes, and single-family homes.
The cleanest comparison for a Barletta buyer is the rest of Bella Terra. If you want single-story living with an attached two-car garage, the Beazer-built twin villas are the next step up. If you want the most attached square footage, the Larino Loop townhomes deliver three-bedroom, two-story floor plans. If you want a private yard and the option to add a pool, the single-family executive, manor, and estate homes run from the low $400,000s into the $800,000s. A Barletta owner can climb that ladder without leaving the gates, the amenities, or the management structure. The parent Bella Terra page covers each product in depth.
Outside Bella Terra, Barletta competes with other gated condominium communities along the Corkscrew and US-41 corridors. The honest framing is about trade-offs: some competing condo communities sit closer to coastal shopping, while Barletta’s edge is the breadth of amenities, the inland Zone X flood posture, the dedicated resident gate, and an entry price that is hard to match for the amenity level. We will lay out the specific alternatives that fit your budget and priorities when we talk.
No other entry-priced condominium inside Bella Terra exists; Barletta is the only condominium product in the community. That uniqueness, full resort amenities and gated security at the lowest price of entry, is exactly why Barletta is the most search-active door into Bella Terra. For buyers, that means competition; for sellers, it means a reliable, motivated buyer pool. Call Marc at (239) 287-5873 to talk Barletta versus the alternatives.
The honest case for Barletta: the lowest entry price into gated, resort-amenity Bella Terra, low maintenance, inland Zone X flood posture, a dedicated resident gate, and strong resale liquidity. The honest trade-offs: no attached garage (carport only), a higher condo association assessment than single-family sub-fees, two-bedroom-only floor plans, and leasing that requires association approval.
For the right buyer, a snowbird, a downsizer, an investor, or a budget-conscious buyer who wants the Bella Terra lifestyle, Barletta’s pros far outweigh its cons. For a buyer who needs a garage, a yard, or a third bedroom, the trade-offs point elsewhere in Bella Terra. We will give you the straight answer for your situation. Call Jesse direct at (239) 898-6072.
If you are thinking of selling your Barletta condominium, list with the team that already owns this market: McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. In the last 12 months 17 Barletta condominiums sold at a median around $260,000 and roughly 96% of list, and we price, market, and close to that live data. Get a free valuation, or call Jesse direct at (239) 898-6072.
The Barletta numbers favor a prepared seller. Seventeen sales in 12 months against just three active listings is roughly 0.9 months of supply, a low-inventory, seller-favorable segment. The average sale-to-list ratio near 95.8% and the median of about 48 days on market tell the same story: a correctly priced Barletta unit moves, and an overpriced one gives back several points first. We price to the live Barletta comps, the other two-bedroom condos, not the single-family homes elsewhere in Bella Terra.
Selling a condominium is not the same as selling a house, and Barletta has its own steps. The association issues an estoppel certificate that documents the exact current dues, any capital or transfer assessments, and the unit’s standing; buyers and their lenders will require it, and the timing of that estoppel can affect your closing date. The association also runs a buyer-approval application, which you want started early so it does not delay the sale. And Florida condominium disclosure obligations, including the CDD bond disclosure on the tax bill, apply to your sale. We manage the estoppel, the association approval, and the disclosures so the transaction stays on schedule.
We market your Barletta unit to the buyers actually in this segment: snowbirds, downsizers, and investors. That means professional photography that sells the lock-and-leave lifestyle and the amenity access, honest positioning of the unit’s floor, view, carport, and the Zone X flood posture, placement in front of our qualified-buyer database, and pricing to the live Barletta comp set. The goal is the top of your comp range, sold on schedule.
Get a free, data-backed valuation of your Barletta condominium at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 (text or call). We will pull your unit’s live comp set and give you a real number, not a guess.
McGreevy and Comisar are your local Barletta and Bella Terra experts: Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, with over $2.5 Billion in real estate sold and over $850 million in personal sales. We work this community directly, Jesse and Marc, not a hand-off to a junior agent. Call Jesse direct at (239) 898-6072.
We have sold real estate in Estero and throughout Southwest Florida for more than two decades, and Barletta at Bella Terra is a community we know building by building. When you call, you deal directly with Jesse McGreevy or Marc Comisar, the principals, not a buyer’s specialist hired last month. That continuity is part of what earns the results.
McGreevy and Comisar are part of Domain Realty, Southwest Florida’s full-service brokerage. Learn more about our brokerage at DomainRealtyGroup.com.
McGreevy and Comisar is a top-reviewed Barletta realtor, with a 4.9-star rating on Google across our Southwest Florida buyers and sellers, and we have been Top 1% Real Estate Agents Nationally Since 2008. We do not post a number and ask you to trust it; here are genuine five-star reviews from clients we have represented across Estero, Bonita Springs, and the wider Southwest Florida market.
★★★★★ “He is the best realtor we ever dealt with. He was accommodating and very informative, and we can always depend on him if ever we have questions at any time, even Sundays.” (Elizabeth P.) ★★★★★ “We worked with him on the offer and the transaction was seamless.” (Marko Z.) ★★★★★ “His attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” (Katie W.) ★★★★★ “Their professionalism, communication, and dedication to their clients truly stand out. They have a deep caring and true concern for all their client needs.” (Francisco B.) ★★★★★ “I highly recommend McGreevy and Comisar for any of your real estate needs.” (Verified Google reviewer) Read more five-star reviews on Google
Thinking of selling or buying in Barletta? Call Jesse direct at (239) 898-6072, text or call.
These are the questions Barletta buyers most often ask, grouped by topic, each answered from primary-source research and the live Southwest Florida MLS data. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; for anything not answered here, call Jesse direct at (239) 898-6072.
Barletta is the condominium neighborhood inside Bella Terra in Estero. The term coach home or carriage home is a realtor nickname; the recorded legal form and the Lee County use code are both condominium. Barletta consists of 336 two-bedroom units across seven recorded condominiums, built 2005 to 2007 by Lennar.
It is a condominium. Every Barletta parcel carries the Lee County residential-condominium use code, and ownership is created by seven recorded Declarations of Condominium. Coach home is just informal marketing language for the two-story, low-rise building style.
County-verified living areas are 1,055, 1,160, 1,196, and 1,304 square feet. The smaller plans are two-bedroom, two-bath; the larger plans add a den. All are two-bedroom homes.
Every Barletta unit is a two-bedroom, two-bath condominium. The larger floor plans add a den, but there is no three-bedroom plan in Barletta.
A carport. Barletta units do not have attached garages. Each conveys with a covered carport space and a separate storage unit. The county record confirms no garage square footage is assessed.
Both. The buildings are two stories with stacked flats, so each plan exists as a first-floor unit (step-free entry) and a second-floor unit (often better views and privacy).
Some do. Bella Terra is laced with about 100 acres of lakes and ringed by roughly 400 acres of preserve, and Barletta buildings vary in their outlook, lake, preserve, or interior. We map views building by building for buyers.
Between 2005 and 2007, by Lennar and its U.S. Home division. The seven condominium phases were recorded one at a time from February 2005 through November 2006, with county-assessed build years of 2005, 2006, and 2007.
There are 336 units, across seven recorded condominiums (Condominium I through VII at Barletta), now governed by one merged association.
It varies by listing. Some Barletta units sell furnished or turnkey and some unfurnished. We confirm what conveys on any specific unit before you write an offer.
Barletta units are on Barletta Lane, in the 19900 to 20000 address blocks, Estero, FL 33928, in the gated Barletta pocket of Bella Terra.
The Condominiums at Barletta Association assessment generally covers building exterior maintenance, roof maintenance and reserves, the master building insurance policy, grounds and landscaping, irrigation, bulk services, and management, plus per-condominium reserves. The owner maintains the interior.
There are three layers: the Bella Terra master assessment (flat per unit), the Condominiums at Barletta Association quarterly dues, and the Habitat CDD assessment of $915.06 per unit per year. We do not publish a condo dues dollar figure we cannot verify from a primary source; the exact, current amount is in the estoppel, and we walk you through every line.
For Barletta (classified as Multifamily), the Habitat CDD assessment is $915.06 per unit per year for FY2025-26: $735.69 in Operations and Maintenance plus $179.37 in bond/debt service. It appears on your Lee County property tax bill.
The Habitat Community Development District maintains the community’s public infrastructure: roads, the stormwater system, the lakes, the preserves, streetlights, and the irrigation system. It is a special taxing district, separate from the HOA.
Yes. The bond portion ($179.37 per year for Barletta) can be paid off early through an estoppel letter (a $150 fee through the district manager). Paying off the bond does not eliminate the ongoing O&M portion ($735.69 per year).
As a non-ad valorem assessment line on your annual Lee County property tax notice, separate from the ad valorem (value-based) property tax, due with your taxes beginning November 1.
Because a condominium association covers more: the building exteriors, the roofs, and the master insurance on the structures, in addition to grounds and bulk services. A single-family sub-association does not insure or re-roof your home; the Barletta association does, which is why its assessment is higher.
The master documents provide for a one-time capital contribution at the first sale and a Resale Capital Assessment (a transfer fee) on resales, with dollar amounts set by board resolution. We confirm the current figures for your specific transaction from the association and the estoppel.
For the right buyer, yes. Barletta is the lowest entry price into the community with full amenity access. The trade-offs are no garage, two-bedroom plans, and a higher association assessment that buys exterior and insurance coverage. We will run the comparison for your budget.
Yes. Barletta owners have full access to all Bella Terra master amenities, the 7,000 square foot clubhouse, resort pool and spa, 24-hour fitness center, and all the courts and fields, with no separate membership, just a roughly $10 photo ID access card.
Yes. In addition to the main resort pool and spa, Bella Terra has a smaller satellite pool serving the condominium area. Whether it is exclusively Barletta’s is not labeled by the HOA, so we describe it as a nearby satellite condo pool plus the main resort pool.
Yes. Bella Terra is gated, and Barletta has a dedicated Barletta resident gate in addition to the community’s staffed main visitor gate, with transponder access for residents and a roving patrol.
Yes, with rules. Pets must be leashed in common areas, owners must clean up, invisible fences are prohibited, and pets are not allowed in the amenity facilities. Numeric pet limits are set in the Barletta condominium documents, which we confirm for your unit.
Yes, with association approval. Every lease runs through the Condominiums at Barletta Association’s application and approval process, with a minimum term set in the condo documents. Short-term vacation rentals are not the model here.
No. Bella Terra is an all-ages, inter-generational community, not 55-plus. There is no age restriction to buy or occupy a Barletta condominium. One aggregator mislabels it as 55-plus; the authoritative community materials say inter-generational.
No. There is no on-site golf course and no mandatory golf membership or fee. Golf courses exist nearby and are separate; you can play without any community golf obligation.
The Bella Terra master association is managed by Alliant Property Management, and the Condominiums at Barletta Association’s address of record is the Castle Group office in Estero. The Habitat CDD is managed by its district manager.
Parking is carport-based. There is no on-street parking from 1:00 a.m. to 7:00 a.m. community-wide, no overnight parking at the clubhouse or condo pool lots, and no boats or RVs (they must be garage-enclosed, and Barletta has no garages).
Barletta is on Barletta Lane inside Bella Terra, off Corkscrew Road, about three miles east of I-75, in Estero, Lee County, FL 33928, within the Village of Estero.
Bella Terra is roughly three miles east of I-75 via Corkscrew Road, and Southwest Florida International Airport (RSW) is about a 15 to 20 minute drive via I-75. Miromar Outlets and a Publix are within minutes.
The Estero proximity schools are Pinewoods Elementary, Three Oaks Middle, and Estero High. Lee County uses a school-choice and proximity model, not fixed boundaries, so confirm a current-year assignment for the exact address in the district’s school locator.
Barletta is in FEMA Flood Zone X, an area of minimal flood hazard outside the Special Flood Hazard Area. Flood insurance is not federally required for a standard mortgage, though optional Preferred Risk coverage is available.
Not federally, because Barletta is in Zone X (not an SFHA). Many owners carry no flood policy; some choose optional low-cost Preferred Risk coverage. Always confirm the specific parcel’s zone at the FEMA Map Service Center before closing.
Bella Terra is inland in Zone X, outside the coastal surge zones that drove the catastrophic flooding in Ian and Milton, so its exposure is principally wind, not surge or flood. We frame this honestly and do not claim a specific unit never flooded.
Florida Gulf Coast University is a short drive from Barletta on Estero’s northeast side, which makes the community convenient for university families and staff.
The association’s master policy generally covers the building and windstorm coverage on the structures; the owner carries an HO-6 (walls-in) policy for the interior, personal property, loss assessment, and liability. The exact line is set by the association documents, which we review with you.
It can be, as a longer-term, association-approved rental, not a short-term vacation product. We pull leased comps and walk you through the association’s approval process and minimum-term rule before you commit. Call Marc at (239) 287-5873.
These are the questions Barletta sellers most often ask, grouped by topic, each answered from primary-source research and the live Southwest Florida MLS data. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; to get your unit’s number, call Jesse direct at (239) 898-6072.
The honest answer is the live Barletta comp set. In the last 12 months 17 Barletta condominiums sold at a median near $260,000, a range of $232,500 to $289,000, at roughly 96% of list. Your number depends on your floor plan, floor, view, and condition. Call Jesse direct at (239) 898-6072 for a free, unit-specific valuation.
The median sold price over the trailing 12 months is about $260,000, with an average near $258,000, per the Southwest Florida MLS Matrix pulled June 2026.
Start at https://mcgreevyandcomisar.com/home-valuation for a free, data-backed valuation, or call Jesse direct at (239) 898-6072 and we will pull your unit’s live comps.
Roughly $205 to $245 per square foot of living area on recent sales, depending on plan, floor, view, and condition.
The segment is tight and liquid: 17 sales against three active listings (about 0.9 months of supply), with sellers capturing roughly 96% of list. That is a seller-favorable, low-inventory market. We give you the current read on your specific plan when we value your unit.
That depends on your purchase date and basis. We can pull your unit’s recorded sale history from the Lee County Clerk and the county Just-value trend and show you the appreciation picture. Call Jesse direct at (239) 898-6072.
Right now, just three Barletta units are active, between $260,000 and $309,000. We position your listing against that exact set, plus the most recent closed comps, so you are priced to sell, not to sit.
In Barletta’s snowbird and investor buyer pool, a furnished or turnkey offering can widen your buyer set and sometimes lift the price. Whether it makes sense for your unit depends on the furnishings and the current comps; we will advise you specifically.
Seventeen Barletta condominiums sold in the trailing 12 months, per the Southwest Florida MLS Matrix pulled June 2026.
Three, as of the June 2026 pull, listed between $260,000 and $309,000, roughly 0.9 months of supply.
About 48 days on market at the median over the last 12 months, though well-priced units can move faster and overpriced ones sit longer.
The average sale-to-list ratio is about 95.8% over the last 12 months. Correctly priced units capture more of list; overpriced units give back several points before they sell.
The indicators are seller-favorable: low inventory (three actives), steady absorption (17 sales a year), and roughly 96% of list captured. The best time to sell is when you are ready, and right now the supply-demand balance is in your favor.
A seller’s market, by the supply math: about 0.9 months of inventory. That said, pricing discipline still matters, because the sold range is narrow and buyers know the comps.
About 0.9 months (three active listings against a 17-sales-per-year pace), which is a tight, fast-moving condo segment.
Well-priced ones do; the median time on market is about 48 days. Pricing to the live Barletta comps is the difference between a quick sale and a stale listing.
Southwest Florida’s selling season strengthens with the winter snowbird influx, but Barletta’s low inventory means a well-priced unit can sell year-round. We will time your listing to your goals and the current active set.
The narrow, liquid resale market (a sold range of $232,500 to $289,000 with steady turnover) and the county Just-value cross-check (roughly $219,000 to $263,000) both point to stable values. There is a reliable buyer pool at this price point.
In a two-bedroom condo, kitchens, baths, flooring, and impact-conscious updates tend to return the most, and a clean, move-in-ready presentation matters in this buyer pool. We will tell you which improvements pencil out for your specific unit before you spend a dollar.
To the live Barletta comp set, the other two-bedroom condos, adjusted for your floor, view, and condition, not to the single-family homes elsewhere in Bella Terra. That comp discipline is exactly what we bring to every Barletta listing.
A condo sale adds an estoppel certificate, a condominium buyer-approval application, and condominium-specific disclosures, and the right comps are other Barletta units, not houses. The association’s timelines can affect your closing date, so we start the estoppel and approval early.
You will need the estoppel certificate from the Condominiums at Barletta Association, the governing documents (declaration, bylaws, rules), and the budget and insurance information buyers and lenders request. We order and assemble these for you.
Yes. An estoppel is the association’s official statement of the exact current dues, any special or transfer assessments, and the unit’s standing as of closing. Buyers and lenders require it, and its turnaround time can affect your closing date, so we order it early.
Florida caps association estoppel fees by statute, and the exact charge depends on the association and whether the request is expedited. Separately, the Habitat CDD charges a $150 fee for a bond payoff/estoppel letter. We confirm the current figures for your sale.
Florida requires condominium disclosures to the buyer, including delivery of the governing documents and the association’s financials, plus standard property disclosures. We make sure your disclosure package is complete and compliant.
Yes. The Habitat CDD assessment, including the bond portion, is a recurring obligation that transfers with the property and appears on the tax bill, and Florida requires CDD disclosure to the buyer. We handle that disclosure correctly.
The Bella Terra master documents provide for a Resale Capital Assessment (a transfer fee) on resales, set by board resolution, and the buyer typically owes a capital contribution. We confirm who owes what from the association and the estoppel before closing.
They factor into a buyer’s carrying-cost math, so we position your unit’s fee structure honestly and in context, the $915.06 CDD and the condo dues against the services they buy, so the fees are framed as value, not just cost.
Florida statute sets a maximum turnaround for association estoppels, but in practice it varies, which is why we order it early in your listing rather than waiting for a contract. We track it so it never delays your closing.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. We will value your unit, order the estoppel, manage the association approval, and market to the right buyer pool, end to end.
Commission and seller costs are set in your listing agreement and the contract, and we walk you through a full net-proceeds estimate up front, including the estoppel, any transfer or capital assessments, and closing costs, so you know your bottom line before you list.
Often a targeted, low-cost refresh (paint, flooring, a deep clean, minor fixes) returns more than its cost in this buyer pool, while major renovations may not. We will tell you exactly which repairs are worth doing for your unit before you list. Call Jesse direct at (239) 898-6072.
Barletta is governed by a layered set of recorded documents, the master declaration, the seven condominium declarations, and the Habitat CDD’s ordinances and assessment schedule. Below are the official, primary-source records, linked to the issuing authority, with a plain-language note on what each tells you. Where a document sits behind the resident portal, we obtain it for you.
Master HOA, Bella Terra of Southwest Florida, Inc.
Condominiums at Barletta Association (sunbiz entity records)
Habitat Community Development District (CDD)
County, Plat, and Flood Records
Documents are provided for buyer and seller convenience and link to the issuing authority’s official copy. Always confirm the current version and any pending amendments with Alliant Property Management (master HOA), the Condominiums at Barletta Association, or the Habitat CDD before a purchase or sale decision.
This guide is built on primary and authoritative sources only: government records, the Lee County Property Appraiser and Clerk, sunbiz, FEMA, the official Bella Terra and Habitat CDD pages, the Village of Estero, the Lee County School District, reputable news, and the Southwest Florida MLS. No competitor or realtor sites are used.
Market Data
Governance, Association, and CDD
County and Village Government
Schools and Education
Hurricane, Flood, and Insurance
News and Reputable Media
Environment and Water Management
Community and market research conducted June 2026; Barletta market data pulled from the Southwest Florida MLS Matrix (Sub/Condo Name Barletta) on June 24, 2026. Facts are confirmed from primary sources. Fee amounts, school assignments, and insurance estimates should always be verified with the applicable institutions before a purchase or sale decision.
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