Bella Vida
Bella Vida is a finished Cape Coral community of 130 townhomes and 311 single-family homes around 12 lakes. See 26 recorded sales, the CDD assessment, FEMA Zone X and Entrada compared. Sell or buy with McGreevy and Comisar.
Bella Vida is a finished Cape Coral community of 130 townhomes and 311 single-family homes around 12 lakes. See 26 recorded sales, the CDD assessment, FEMA Zone X and Entrada compared. Sell or buy with McGreevy and Comisar.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Jesse McGreevy and Marc Comisar help Bella Vida sellers first and Bella Vida buyers right behind them. They are Top 1% Real Estate Agents Nationally Since 2008, they lead the #1 Team in Southwest Florida since 2012, they carry over $900 million in Sales between them, and their team is the #5 real estate team in Florida (RealTrends 2026). In a finished community that mixes townhomes and single-family homes on one set of lakes, the useful question is not what a portal guesses a house is worth, but what the county's recorded sales, the Southwest Florida MLS and the district's own budget say about the specific home.
Bella Vida is a community of 441 townhomes and single-family homes in Cape Coral, Florida, on the north side of Del Prado Boulevard in ZIP 33909, built on 165.49 acres around 12 lake tracts. Three facts decide value here. First, it is two products in one community: 130 townhomes and 311 single-family homes, and in the last year they sold at very different prices. Second, a community development district sits on the tax bill and owns the lakes and the preserve, with bonds that end in 2037. Third, the build is complete, so every sale is a resale.
This guide is built from the Lee County Property Appraiser's parcel roll and recorded sales, the Southwest Florida MLS matched to the community by its Development field, the Bella Vida Community Development District's budgets, audit, engineer's report and minutes, FEMA and Lee County map layers, the School District of Lee County's enrollment plan and the Florida Statutes. Every figure carries its source and its date, and where the public record is silent we say so. To go straight to your side of the table, read our Bella Vida seller guide, check what a Bella Vida home is worth, or see how we help Bella Vida buyers.
McGreevy and Comisar price Bella Vida homes by product first, because a townhome and a single-family home in this community sit about $117,500 apart at the median, then by plan size, build wave and lake position, starting from the 26 Lee County recorded sales and the 24 Southwest Florida MLS closings of the last 12 months.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 25, 2026, our analysis; Southwest Florida MLS (Matrix), exports pulled October 10, 2026, closings September 26, 2025 to September 25, 2026).
If you're searching for the best realtor for Bella Vida, whether you're ready to sell your Bella Vida home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Between Jesse and Marc personally, the number is over $900 million in Sales. If you are weighing the best real estate agents in Cape Coral, ask who separates a Bella Vida townhome from a Bella Vida single-family home before quoting a price, and who has read the district's assessment schedule. Our Bella Vida work is organized the same way for every client, whether the plan is to sell, to find out what the home is worth or to buy.
In the last 12 months we tracked 26 recorded sales in Bella Vida in the Lee County Property Appraiser's public sales files, every one a resale, and matched 24 Southwest Florida MLS closings with a median of 87.5 days on market and 96.4 percent of final list price, 12 active listings on October 10, 2026 and 6.0 months of supply. The county record puts the median recorded price at $300,595 and the range at $150,000 to $410,000. The highest recorded sale, $410,000, closed in April 2026 on Dandolo Circle; the MLS shows it as a 2,032 square foot home built in 2014 with a pool. The two lowest, $150,000 and $160,000, were 2007 townhome-plan homes on Laurentina Lane that never reached the MLS.
Those figures describe the market, not any one house. A Bella Vida home is priced against three things at once: the other homes of its own product type, the handful of homes for sale on the same day, and the recurring charges that follow the lot. The sections below measure each of them.
The team is the #5 real estate team in Florida (RealTrends 2026).
A Bella Vida seller competes with the other 11 or so listings on the market on any given day, and with a buyer's habit of comparing the whole community's median, which mixes $220,000 townhomes with $337,500 single-family homes. The listing has to place the home in the right half of that split, and explain the district line and the association dues before a buyer's lender does. Premium marketing on every listing means cinematic video, drone, professional photography, a qualified buyer database built over two decades, and discretion plus off-market capability when a seller needs it. Our clients review us in their own words, and each quote below names the site where it was posted. We publish no aggregate score, and every review we quote is a five-star review.
★★★★★ "I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end." Verified Google review
★★★★★ "No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional." Verified Google review
Selling your Bella Vida home? Get a free home valuation at Bella Vida home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Bella Vida? Call Marc at (239) 287-5873 for a personalized buyer consultation, read how we help Bella Vida buyers, or see how we represent buyers.
Bella Vida is a finished community of 130 townhomes and 311 single-family homes around 12 lakes in northeast Cape Coral, and the eight points below decide most buying and selling questions about it. Each point carries its source and its date, and each question the public record cannot answer is marked as unknown.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, county roll dated October 25, 2026; Southwest Florida MLS (Matrix) exports pulled October 10, 2026; Bella Vida Community Development District documents read October 28, 2026; FEMA and Lee County layers queried October 28, 2026).
This Bella Vida guide is organized so a seller or a buyer can go straight to the record that answers the question: the county's recorded sales split by townhome and single-family home, the district assessment and its bonds, the fee stack, the lakes, flood and storm facts, schools, drive distances and a side-by-side with Entrada.
Living in Bella Vida means a finished, fenced community of 441 homes on the north side of Del Prado Boulevard in northeast Cape Coral, with two entrances on Malagrotta Circle, a clubhouse with pool, fitness room and courts, 12 stormwater lakes and about 21 acres of conservation land, all paid for through two lines: association dues and a district assessment.
Data updated: October 2026 (Bella Vida CDD Public Facilities Report, December 2019, read October 28, 2026; Lee County Property Appraiser parcel roll and parcel map, October 2026).
Bella Vida is in Section 21, Township 43 South, Range 24 East, inside the City of Cape Coral, on land the City described in 2006 as part of Cape Coral Unit 86 (Plat Book 24, pages 144 to 161), bounded on the southeast by the right-of-way of the Del Prado Extension (Ordinance 48-06). De Navarra Parkway runs along the north edge of the district's site map. Entrada, a separate community, sits across Del Prado Boulevard to the southeast; Island Coast High School is about 0.6 miles away in a straight line. Every Bella Vida parcel carries Lee County taxing district 057, the City of Cape Coral.
Bella Vida is two products under one association and one district. The district assesses 130 lots as townhomes and 311 as single-family homes (FY2026/2027 assessment schedule). The county codes every home as single-family use, because the townhomes sit on their own fee-simple lots, so the county record alone cannot tell them apart. The MLS can: of 60 Bella Vida listings in the October 10, 2026 exports, 39 were coded single-family and 21 townhouse. When we joined those listings to the county's heated-area figure, every townhome plan we could classify (1,606, 1,611, 1,657 and 1,744 square feet, and most homes of 1,977 square feet) was built from 2006 to 2009, and every home we could classify that was built from 2013 on was a single-family home.
The district owns 12 lake tracts, L-1 to L-12, about 35.7 acres in all on the parcel map, and four conservation tracts, C-1 to C-4, about 20.9 acres. The lakes are a permitted stormwater system (South Florida Water Management District Permit 36-04900-P), not canals, so they do not connect to the Gulf. The Property Appraiser codes 300 of the 441 home parcels as "single family residential, lake", which is about 68 percent of the community (Bella Vida CDD Public Facilities Report; Lee County Property Appraiser parcel map, October 2026).
The district's engineer wrote in December 2019 that "all residential buildings have been completed", and the parcel roll shows no vacant home lot left inside the plat. That changes the buying and selling math: there is no builder pricing new homes next door, and the only competition for a listing is the other owners' listings. In the 12 months to September 25, 2026, all 26 recorded sales were resales.
Two bodies share the work. The Bella Vida Community Development District owns the lakes, the drainage structures, the conservation tracts and the landscaping outside the perimeter fence. The Bella Vida at Entrada Homeowners' Association, Inc. owns the roads, sidewalks, interior landscaping, irrigation, entrance features and the clubhouse and courts, and enforces the deed restrictions. The City of Cape Coral owns the water and sewer lines and Del Prado Boulevard, and Lee County Electric Cooperative maintains the street lights.
The public record we could read does not say. The district's engineer describes a perimeter fence, two entrances at Malagrotta Circle and entrance features owned by the association; listings describe the community as gated. Neither the district nor the association publishes a statement about gate operation that we could read on October 28, 2026, so ask the association how the entrances work before you rely on it.
Bella Vida's 26 recorded sales in the last 12 months split cleanly by product, so the first call is the most useful one. Selling? Start with a free Bella Vida home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.
The Bella Vida market in the 12 months to September 25, 2026 recorded 26 sales at a $300,595 median in the county's files and 24 MLS closings at a $313,095 median, with 87.5 median days on market, 96.4 percent of list price and 6.0 months of supply, and prices about 6 percent below the year before.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, newest recorded sale September 25, 2026, county roll dated October 25, 2026, our analysis; Southwest Florida MLS (Matrix), exports pulled October 10, 2026, closings September 26, 2025 to September 25, 2026; actives and pendings as of October 10, 2026).
The county's recorded sales are the count of record: every deed with a qualified sale, whether or not the home was ever on the MLS. The 12-month window is the first with ten or more sales, and every window ends on September 25, 2026, the newest qualified sale in the county file.
Window | Recorded sales | Median | Low | High |
|---|---|---|---|---|
12 months | 26 | $300,595 | $150,000 | $410,000 |
24 months | 52 | $308,095 | $150,000 | $495,000 |
36 months | 70 | $320,000 | $150,000 | $549,000 |
60 months | 129 | $340,900 | $150,000 | $588,000 |
All recorded history (from January 2006) | 862 | $238,292 | $67,747 | $588,000 |
The 12-month median of $300,595 is the mean of the two middle sales, $295,000 and $306,190, because 26 is an even number. The median price per square foot of county heated area was $143.63. County heated area is the roll's figure under air, and it is not the same denominator as the MLS living area used below, so the two per-square-foot figures are never compared with each other.
Measure | 12 months | Prior 12 months |
|---|---|---|
MLS closings | 24 (0 sold-data-entry rows) | 22 |
Median sold price | $313,095 | $334,500 |
Range | $207,000 to $410,000 | $230,000 to $495,000 |
Median price per square foot of MLS living area | $159.24 | $161.61 |
Median days on market | 87.5 | 81 |
Median sold-to-list price | 96.4% | 96.8% |
Closings above list price | 2 of 24 | 2 of 22 |
The MLS median, $313,095, is the mean of $306,190 and $320,000. Total MLS volume was $7,271,440. Sold-to-list ran from 76.4 percent to 104.3 percent; 5 homes went under contract in fewer than 30 days on market and 7 took more than 120.
Product (MLS Building Design) | Closings, 12 months | Median sold | Range | Median per square foot (MLS living area) | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|
Single-family | 17 | $337,500 | $270,000 to $410,000 | $166.09 | 87 | 97.1% |
Townhouse | 7 | $220,000 | $207,000 to $255,000 | $118.69 | 91 | 94.4% |
In the prior 12 months the split was 12 single-family closings at a $380,000 median and 10 townhome closings at a $245,000 median. Both products came down, the single-family median by more in dollars. A community median of about $300,000 therefore describes neither product, which is why we never price a Bella Vida home from it.
Homes built from 2006 to 2010 recorded 16 sales in the 12 months at a $242,500 median; homes built from 2013 to 2018 recorded 10 at a $343,250 median (Lee County recorded sales, our analysis, using the roll's year built). The first wave holds the townhomes plus a group of early single-family homes; the second wave, as far as the listings show, is single-family.
Street | Recorded sales, 12 months | Median | Range |
|---|---|---|---|
Dandolo Circle | 12 | $295,000 | $207,000 to $410,000 |
Laurentina Lane | 6 | $219,000 | $150,000 to $372,000 |
Sugarelli Avenue | 3 | $349,900 | $330,000 to $375,000 |
Caslotti Way | 2 | $289,500 | $230,000 to $349,000 |
Malagrotta Circle | 2 | $312,500 | $295,000 to $330,000 |
Valle Santa Circle | 1 | $372,000 | one sale |
Streets mix products, so a street median is a clue, not a price. Laurentina Lane's six sales include the two lowest in the community and a $372,000 single-family home.
On October 10, 2026 the MLS showed 12 active Bella Vida listings (9 single-family, 3 townhomes) from $235,000 to $449,000, with a median asking price of $307,450 and a median asking price per square foot of $155.06, plus 2 pending. Twelve actives against 24 closings a year is 6.0 months of supply (12 divided by 2 closings a month). For context, ZIP 33909 single-family homes ran 5.0 months of supply on the same pull. To see homes for sale today, browse Domain Realty Group's Cape Coral listings.
We matched each recorded sale to an MLS closing by street, date and price. Twenty-two of the 26 recorded sales matched an MLS closing, 21 at the same price. Four recorded sales had no MLS closing: $160,000 in December 2025 and $150,000 in September 2026 on Laurentina Lane, and $358,951 in February 2026 and $295,000 in March 2026 on Dandolo Circle, which are deeds that sold off the MLS. Two MLS closings, $270,000 in September 2025 and $365,000 in March 2026, had no qualified recorded sale in the window, which usually means the deed recorded outside the window or was not coded as a qualified sale. On one sale the two disagree: the deed records $349,000 for a Caslotti Way home in June 2026 and the MLS shows $349,900; we use the deed figure as the sale price. The deed shows the consideration on the recorded document, and the MLS shows the price the listing agent reported at closing.
Calendar year | Recorded sales | Median |
|---|---|---|
2019 | 30 | $236,700 |
2020 | 52 | $254,250 |
2021 | 44 | $289,900 |
2022 | 33 | $385,000 |
2023 | 24 | $387,500 |
2024 | 15 | $330,000 |
2025 | 30 | $324,500 |
2026, to September 25 | 20 | $295,000 |
Bella Vida's recorded median peaked in 2022 and 2023 at $385,000 to $387,500 and has eased since. The 2026 figure covers about nine months and mixes products in different proportions from year to year, so read it as a direction, not a precise change.
Twenty-six recorded sales out of 441 homes is a turnover of about 5.9 percent a year. At that pace a given plan on a given street comes up only a few times a year, which is why a seller's pricing has to be built from the comparable product, not the community average.
Selling a Bella Vida home? Start with a free Bella Vida home valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 or see how we represent buyers.
Bella Vida began with a D.R. Horton petition that the Cape Coral City Council answered with Ordinance 48-06, creating the Bella Vida Community Development District effective May 1, 2006; about 230 homes went up from 2006 to 2010, the housing crash stopped the build, and a second wave of about 200 homes followed from 2013 to 2018.
Data updated: October 2026 (Ordinance 48-06 and the district's About page, read October 28, 2026; Lee County Property Appraiser roll and recorded sales through September 25, 2026; Southwest Florida MLS listing remarks of 2014).
The association that runs Bella Vida, Bella Vida at Entrada Homeowners' Association, Inc., was filed with the Florida Division of Corporations on October 25, 2004 (document N04000010076, active). In 2006, D.R. Horton, Inc., "having obtained written consent to the establishment of the Bella Vida Community Development District ... by the owners of one-hundred percent (100%) of the real property", petitioned the City of Cape Coral, and the City Council adopted Ordinance 48-06 establishing the district over 165.49 acres (Ordinance 48-06). The district's own page dates the ordinance effective May 1, 2006 (About the CDD).
The county roll shows 107 homes built in 2006, 55 in 2007, 28 in 2008, 36 in 2009 and 4 in 2010. The county's sale file shows the first sale of a finished home on 98 parcels in 2006, 50 in 2007, 31 in 2008, 29 in 2009 and 16 in 2010 (Lee County recorded sales, our analysis). This first wave holds the townhomes, plans of roughly 1,600 to 2,000 square feet, plus a group of single-family homes.
The crash left many lots empty. The county sale file records large transfers of vacant Bella Vida lots in 2008 and 2009, including a 163-parcel transfer at $4,890,300 recorded in September 2008 (instrument 2008000262733), and smaller lot takedowns from 2013 to 2017, such as 45 parcels for $2,702,500 in December 2015 and 17 parcels for $850,000 in September 2017. The buyers' and sellers' names are on the recorded deeds, not in the sale file, and we do not print names we have not read on the deed.
The roll shows 17 homes built in 2013, 36 in 2014, 40 in 2015, 46 in 2016, 43 in 2017 and 20 in 2018. Southwest Florida MLS listing remarks from 2014 describe new homes here as built "by Lennar Homes in the magnificent gated Cape Coral community of Bella Vida", so the second wave was built largely by Lennar, according to the listings of that period. A Phase 2 plat (recorded as instrument 2016000257455) added 45 lots on Caslotti Way, built in 2017 and 2018.
The district's December 2019 Public Facilities Report states that "the community consists of 441 residential dwelling units, recreational facilities and conservation areas. All residential buildings have been completed" (Public Facilities Report). The live descriptions that still say homes are being built "to the current day" or that lots remain are out of date.
Bella Vida's 441 homes are 130 townhomes and 311 single-family homes on six streets, Dandolo Circle, Laurentina Lane, Malagrotta Circle, Caslotti Way, Valle Santa Circle and Sugarelli Avenue, with a median of 1,977 square feet of county heated area and plans from 1,383 to 3,302 square feet.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 25, 2026, 432 of 441 homes in our extract; Bella Vida CDD assessment schedule FY2026/2027; Southwest Florida MLS exports pulled October 10, 2026).
Street | Homes in the roll extract |
|---|---|
Dandolo Circle | 158 |
Laurentina Lane | 86 |
Malagrotta Circle | 68 |
Caslotti Way | 57 (45 of them in Phase 2) |
Valle Santa Circle | 48 |
Sugarelli Avenue | 15 |
Our roll extract holds 432 of the 441 home parcels; the nine missing parcels are in the Property Appraiser's parcel map, and none had a qualified sale in the last 12 months, so the market figures on this page are complete.
County heated area | Homes |
|---|---|
Under 1,600 sq ft | 10 |
1,600 to 1,999 sq ft | 208 |
2,000 to 2,499 sq ft | 139 |
2,500 to 2,999 sq ft | 57 |
3,000 sq ft and up | 18 |
The most common single plan size is 2,032 square feet of heated area (95 homes), followed by 1,744 (36), 1,977 (33), 1,611 (32) and 1,677 (31). The roll lists 225 homes with three bedrooms, 189 with four and 18 with five.
The county codes every home the same way, so we used the MLS. Plans of 1,606, 1,611, 1,657 and 1,744 square feet appear only as townhomes in the October 2026 exports, and the 1,977 square foot plan appears as a townhome in 8 of 9 listings. Plans of 1,677 square feet and up, including the 2,032 square foot plan and the 3,000 square foot plans, appear only as single-family homes. A buyer or seller who knows the heated area of a Bella Vida home therefore usually knows which half of the market it belongs to.
The Property Appraiser codes 300 home parcels as lake lots, 140 as standard lots and 1 as a canal lot. The canal lot is on a freshwater canal; nothing in Bella Vida has saltwater or Gulf access. We have not isolated a lake premium from the 26 sales, because product type and plan size move price more and the sample per lake is small.
No. We checked four sources for sub-neighborhoods: the recorded plats, the Florida corporate register, the Property Appraiser's coding and the MLS subdivision field. Bella Vida has one association, one district and one MLS Development name. Phase 2 on Caslotti Way and the townhome section are parts of Bella Vida, not separate communities, so this page covers both, and no separate neighborhood page is planned. Entrada, across Del Prado Boulevard, is a separate community with its own plat and association, and it has its own Entrada community guide.
Bella Vida is governed by two bodies at once: the Bella Vida Community Development District, a unit of local government that owns the lakes and preserve and bills through the property tax, and the Bella Vida at Entrada Homeowners' Association, which owns the roads and clubhouse, enforces the deed restrictions and bills its own dues.
Data updated: October 2026 (Bella Vida CDD website, contacts page, Public Facilities Report and FAQ, read October 28, 2026; Florida Division of Corporations record N04000010076, read October 7, 2026).
Layer | What it owns or does | How it bills | Who to ask |
|---|---|---|---|
Bella Vida Community Development District | Lakes, culverts and control structures, conservation tracts, landscaping outside the perimeter fence | Non-ad valorem line on the Lee County tax bill | District manager, Rizzetta and Company, (239) 936-0913 |
Bella Vida at Entrada Homeowners' Association, Inc. | Roads, sidewalks, interior landscaping and irrigation, entrance features, clubhouse, pool, courts and playground; covenant enforcement and architectural review | Association dues | Association manager, Folio Association Management, (239) 489-4890 |
City of Cape Coral | Water and sewer lines, Del Prado Boulevard and its sidewalks, zoning and permits | Utility bill and city charges on the tax bill | City of Cape Coral |
Lee County Electric Cooperative | Street lighting | Electric service | LCEC |
The district is run by a five-member Board of Supervisors elected by residents, with a professional district manager, district counsel and a district engineer. Its meetings are public and held at the Bella Vida Clubhouse, 3427 Malagrotta Circle; the next two on the posted schedule are November 4, 2026 and February 3, 2027 at 5:00 PM (Bella Vida CDD). Agendas, minutes, budgets and audits are posted on the district's documents page.
The district describes the association's role in its own words: the association "is responsible for the enforcement of the covenants and deed restrictions", with administrative, financial, architectural review, enforcement, legal and insurance services, and it "contracts with an association management company" (Bella Vida CDD, HOA page). The association's declaration, recorded with the plat, governs leasing, pets, parking and exterior changes; we have not read its current text, so we quote none of those rules.
District and association do not always split work cleanly. In 2026 the district board approved a $51,078 proposal from Pinnacle Landscapes for fence-line plantings along Valle Santa Circle, conditioned on district counsel confirming the district can do the work and on an agreement with the association (district meeting minutes in the November 4, 2026 agenda packet). Buyers who want to know who maintains a specific fence, berm or lake bank behind a lot should ask both.
The Bella Vida Community Development District is a Chapter 190 special district covering all 441 homes; for the year starting October 1, 2026 it assesses $1,235.21 per single-family lot and $802.89 per townhome lot, of which $495.66 and $322.18 repay bonds that mature May 1, 2037.
Data updated: October 2026 (Bella Vida CDD FY2026/2027 adopted budget and assessment schedule; FY2025 audit; read October 28, 2026).
Lot type | Lots | Operations and maintenance | Series 2021 debt service | Total on the November 2026 tax bill | FY2025/2026 total |
|---|---|---|---|---|---|
Single-family | 311 | $739.55 | $495.66 | $1,235.21 | $1,193.27 |
Townhouse | 130 | $480.71 | $322.18 | $802.89 | $775.62 |
Clubhouse | 1 | $1,479.10 | $991.32 | $2,470.42 | $2,386.53 |
The schedule weights a townhome at 0.65 of a single-family lot. The operations portion rose 6.01 percent for the new year; the debt portion did not change. The amounts include Lee County's collection costs and the early-payment discount, so a bill paid in November is up to 4 percent lower (FY2026/2027 assessment schedule).
The FY2026/2027 operations budget is $281,431, up from $265,426. The largest lines are landscape maintenance ($110,000) and landscape replacements ($22,924.40), then district management, accounting, engineering and counsel, and the stormwater work: aquatic maintenance ($14,118), mitigation area monitoring and maintenance ($13,500) and stormwater system maintenance ($10,000) (FY2026/2027 adopted budget).
The district refinanced its original debt in January 2021 with $2,639,000 of Special Assessment Refunding Bonds, Series 2021, at 2.100 percent, maturing May 1, 2037; $1,967,000 was outstanding on September 30, 2025 (FY2025 audit). The schedule shows 435 of the 442 assessed units still carrying a debt line, which means a handful of lots have already paid theirs off. After the 2037 payment, the debt line ends; the operations line continues for as long as the district exists.
Yes. The district's FAQ gives the address for a payoff quote, [email protected], with the district name, owner name, address and contact details (Bella Vida CDD questions). Whether a payoff makes sense depends on the remaining principal for the lot and how long the owner plans to stay, and a payoff does not remove the operations line.
Florida law puts a required statement in each contract for the initial sale of a parcel in a district, that the district "may impose and levy taxes or assessments, or both taxes and assessments, on this property" (section 190.048, Florida Statutes). Resales use the standard Florida contract forms, and the buyer sees the district line on the tax bill and in the title commitment. We put the current schedule in front of every Bella Vida buyer before an offer.
Selling a Bella Vida home? Start with a free Bella Vida home valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 or see how we represent buyers.
Owning a Bella Vida home means paying property tax, the district assessment of $1,235.21 or $802.89, association dues that listing agents report at $377 a month for single-family homes and $419 for townhomes, city charges on the tax bill, utilities and insurance; only the district line and the tax rates are published, so the association's estoppel certificate fills in the rest.
Data updated: October 2026 (Bella Vida CDD FY2026/2027 assessment schedule; Southwest Florida MLS fee fields, exports pulled October 10, 2026; Lee County Property Appraiser 2026 millage book for taxing district 057, printed October 9, 2026; Florida Statutes section 720.30851).
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
District assessment, single-family | $1,235.21 | Year, on the November tax bill | Lakes, preserve, buffer landscaping, district administration, Series 2021 debt | |
District assessment, townhome | $802.89 | Year, on the November tax bill | Same, at 0.65 of a single-family lot | |
Association dues | $377 a month for single-family homes and $419 for townhomes, as reported by listing agents on the 12 listings active October 10, 2026; annual recurring fees of $4,260 to $5,804 across the 24 closings' MLS fee fields | Month or quarter, billed by the association | Roads, clubhouse, pool, courts, common landscaping, management; what else is bundled is set by the association's budget, which is not published | Southwest Florida MLS fee fields (not the association) |
Property tax | 15.3250 mills in taxing district 057 (2026 rates applied to the tax roll) | Year, paid in arrears | County, city, school and other districts | Lee County Property Appraiser millage book |
City charges | Set by the City of Cape Coral | Year, on the tax bill | City non-ad valorem charges | City of Cape Coral |
Estoppel certificate | Up to $299 at a sale | Once per sale | Association's statement of what is owed | |
Homeowner's and flood insurance | Quoted per home | Year | Wind, hazard and optional flood cover | Your insurer |
The association's dues are the one material number we could not read in an association document. Listing agents report $377 a month for single-family homes and $419 for townhomes in the MLS fee fields of the 12 listings active October 10, 2026; the association's estoppel certificate is the figure that binds.
This example puts a homesteaded home at the 12-month median recorded sale, $300,595, and applies the 2026 millage for taxing district 057. It is not a tax bill; a home is reassessed after a sale.
Line | Calculation | Amount |
|---|---|---|
Non-school tax, with homestead | ($300,595 less $25,000 less $26,411) x 10.0540 mills | $2,505.30 |
School tax, with homestead | ($300,595 less $25,000) x 5.271 mills | $1,452.66 |
Total ad valorem, with homestead | $3,957.96 | |
Total ad valorem, without homestead | $300,595 x 15.3250 mills | $4,606.62 |
The homestead exemption is worth about $648.66 a year in this example. Add the district line, $1,235.21 for a single-family lot, and any city charges to reach the bill. Rates are the 2026 rates the Property Appraiser applies to the tax roll, from the millage book printed October 9, 2026 (Lee County Property Appraiser, 2026 millage book; General Exemption Info).
At the single-family dues of $377 a month ($4,524 a year) and the $1,235.21 district line, the two community charges come to about $5,759.21 a year, or about $479.93 a month, before property tax and insurance. For a townhome, dues of $419 a month ($5,028 a year) and the $802.89 district line total about $5,830.89. Confirm the association figure for the exact home with an estoppel certificate.
Selling a Bella Vida home? Start with a free Bella Vida home valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 or see how we represent buyers.
Bella Vida's amenities, as listed by the district's engineer, are a clubhouse with a fitness room, tennis and basketball courts, a swimming pool, a children's playground and a sports field, all owned, run and maintained by the association; the clubhouse at 3427 Malagrotta Circle is also where the district board meets.
Data updated: October 2026 (Bella Vida CDD Public Facilities Report, December 2019, and district home page, read October 28, 2026).
The district's Public Facilities Report says: "The constructed recreational facilities include a clubhouse with fitness room, tennis and basketball courts, swimming pool, children's playground, and sports field. The HOA owns, operates, and maintains these facilities" (Public Facilities Report). On a federal aerial image the pool and courts sit beside the clubhouse near the lakes in the southern half of the community, and the open sports field sits between the northern lakes.
Listings for Bella Vida homes also mention items such as a kiddie pool, billiards, pickleball, volleyball, a picnic area and cable service. We do not repeat those as facts, because the association has not published an amenity list or the rules for using it. Hours, guest rules, reservations and what the dues include are set by the association, so ask for its rules and current budget.
The district's home page notes that facilities financed with its tax-exempt bonds are open to the public; the clubhouse, pool and courts are owned by the association, not the district, so their access rules are the association's (Bella Vida CDD).
The Bella Vida lakes are 12 district-owned stormwater lake tracts, about 35.7 acres in all, permitted by the South Florida Water Management District under Permit 36-04900-P; with four conservation tracts of about 20.9 acres they give most homes a view of water or woods, but they are not canals and do not reach the Gulf.
Data updated: October 2026 (Bella Vida CDD Public Facilities Report and FY2026/2027 budget; Lee County Property Appraiser parcel map, October 2026; City of Cape Coral canal layer, queried October 28, 2026).
Tract | Acres on the parcel map |
|---|---|
L-1 | 2.05 |
L-2 | 2.62 |
L-3 | 1.69 |
L-4 | 0.49 |
L-5 | 7.34 |
L-6 | 1.53 |
L-7 | 4.52 |
L-8 | 3.09 |
L-9 | 4.22 |
L-10 | 4.09 |
L-11 | 1.85 |
L-12 | 2.20 |
Conservation C-1 to C-4 | 0.74, 8.95, 9.84 and 1.33 |
The district maintains the lakes, interconnecting culverts and control structures and its 2019 report records the last inspection and certification of the system on May 30, 2019. Its 2026 invoices include annual lake maintenance and dead-fish removal by a lake contractor, and semiannual preserve maintenance by an environmental contractor, whose proposal covers vegetation trimming along 7,597 linear feet of the preserve perimeter (district agenda packets, August and November 2026).
We could not find a published rule. Whether residents may fish, launch a kayak or install anything on a lake bank is a district and association question, so ask both before you buy a lake lot with plans for the water.
The Property Appraiser codes 300 of the 441 homes as lake lots. That is a land-use code, not a measurement of the view, so walk the lot: some lake lots face a wide water view and some a narrow drainage lake.
Bella Vida has no golf course, no marina, no boat docks and no beach; its water is freshwater stormwater lakes. The nearest city golf course, Coral Oaks, is about 9 route miles away, the nearest saltwater city boat ramp at Horton Park about 10.7 miles, and Fort Myers Beach about 23.5 miles.
Data updated: October 2026 (Bella Vida CDD Public Facilities Report; City of Cape Coral parks and boating pages and canal layer; drive distances computed October 28, 2026 on the OSRM route network from five sample homes; minutes vary with traffic and are not given).
Coral Oaks Golf Course, an 18-hole course listed on the City of Cape Coral parks map, is about 9.0 route miles from the center of Bella Vida. Private golf communities elsewhere in the Cape, such as Cape Royal, require membership or ownership there.
Every canal near Bella Vida in the City's canal layer is freshwater. For saltwater boating, the city's Horton Park Boat Ramp gives access to the Gulf through the Caloosahatchee River, about 10.7 route miles away; the city's Burnt Store Boat Ramp reaches Matlacha Pass. The City says its ramps are open around the clock unless closed for repairs (City of Cape Coral boating). Buyers who want a boat behind the house look at the Gulf-access neighborhoods of southwest Cape Coral instead.
Fort Myers Beach is about 23.5 route miles away and the Cape Coral Yacht Club park about 16.1. Sirenia Vista Park, an 8-acre city park with manatee viewing and a kayak launch, is about 13.4 route miles.
Bella Vida's nearest groceries are the Publix at Shoppes at North Cape, 2481 Del Prado Boulevard North, about 3.1 route miles away, and the Publix at Del Prado Crossings on NE Pine Island Road, about 5.3 miles; the Entrada Plaza shops on Del Prado Boulevard North are about 1.2 miles.
Data updated: October 2026 (store pages read October 28, 2026; drive distances computed October 28, 2026 on the OSRM route network from the home nearest the center of Bella Vida).
Place | About, route miles |
|---|---|
Entrada Plaza, Del Prado Boulevard North | 1.2 |
3.1 | |
5.3 | |
Sun Splash Family Waterpark | 7.1 |
Cape Coral City Hall | 8.1 |
Edison Mall, Fort Myers | 10.9 |
Gulf Coast Town Center | 22.7 |
The commercial strip along NE Pine Island Road near Del Prado Boulevard holds national restaurants and services, among them Chick-fil-A at 1790 NE Pine Island Road and Culver's on NE Pine Island Road, and Cape Coral Commons at the northwest corner of Pine Island Road and Del Prado Boulevard.
The city's Del Prado Linear Park and Gator Trails Park are among the parks on the City's map, alongside the community's own pool, courts and field.
Bella Vida homes were built in two waves, 2006 to 2010 and 2013 to 2018, all after Florida's statewide building code took effect in 2002, on ground about 19 feet above sea level in an inland part of the Cape that Lee County puts in surge evacuation Zone D; the exact code edition, roof age and wind protection differ home by home.
Data updated: October 2026 (Lee County Property Appraiser roll year built; USGS Elevation Point Query Service and Lee County EvacuationZones layer, queried October 28, 2026; City of Cape Coral flood protection page, read October 28, 2026).
The USGS elevation service returns ground elevations of about 18.8 to 19.1 feet at five sample homes spread across Bella Vida. That is ground at the center of each parcel, not the floor of a house; a home's elevation certificate, where one exists, is the record for that home, and the City's flood portal lets owners look one up (City of Cape Coral flood protection).
Lee County's evacuation layer places all five sample homes in surge evacuation Zone D. Lee County names zones A to E by storm-surge risk, and Zone D is ordered to leave only in the larger surge scenarios (Lee County evacuation zones).
Age of the roof and its permit, the type and age of the windows and shutters, the date of the last air-conditioner replacement, and a wind-mitigation inspection on the state's form. Active City of Cape Coral permits on Bella Vida's six streets on October 28, 2026 were all maintenance work: four air-conditioner change-outs, two plumbing or gas permits, two shutter or awning permits, one window or door, one concrete and one electrical permit (City of Cape Coral active building permits layer). The state's My Safe Florida Home program offers wind-mitigation inspections to eligible owners.
The City of Cape Coral notes that Hurricane Charley in 2004 and Hurricane Ian in 2022 made landfall near the same spot, and that Ian, "a larger, slower storm", produced a far greater surge, with the most vulnerable areas along Charlotte Harbor, the Caloosahatchee River and Matlacha Pass. We did not find a district or association report of Ian damage inside Bella Vida, and we do not guess at one; a seller's flood disclosure answers that question for each home.
Bella Vida is in FEMA Zone X, area of minimal flood hazard, at five sample homes spread across the community (north, south, east, west and center), on Lee County flood maps effective November 17, 2022, which places it outside the Special Flood Hazard Area where federally backed loans require flood insurance.
Data updated: October 2026 (FEMA National Flood Hazard Layer, flood hazard zones and FIRM panels, queried October 28, 2026).
Sample home | FEMA zone | FIRM panel | Panel effective |
|---|---|---|---|
Northernmost home | X, minimal flood hazard | 12071C0260G | November 17, 2022 |
Southernmost home | X, minimal flood hazard | 12071C0258G | November 17, 2022 |
Westernmost home | X, minimal flood hazard | 12071C0260G | November 17, 2022 |
Easternmost home | X, minimal flood hazard | 12071C0260G | November 17, 2022 |
Home nearest the center | X, minimal flood hazard | 12071C0260G | November 17, 2022 |
Source: FEMA National Flood Hazard Layer; panels can be viewed at the FEMA Flood Map Service Center. Zone X does not mean no flood risk. The City of Cape Coral points out that "twenty-five percent of flooding occurs outside areas formally designated as being flood-prone", and that flood insurance is available to every property in the city, including Zone X (City of Cape Coral flood protection). Mapped floodplain (Zones A and AE) does exist within two miles of Bella Vida along canals and rivers, so check the map for any home you buy.
Selling a Bella Vida home? Start with a free Bella Vida home valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 or see how we represent buyers.
Insurance for a Bella Vida home is two decisions: a homeowner's policy with wind cover, which every mortgage lender requires, and a flood policy, which is optional in Zone X under federal rules unless your lender asks for it; Cape Coral's Community Rating System class gives Zone X flood policies a 10 percent discount.
Data updated: October 2026 (City of Cape Coral flood protection page, read October 28, 2026).
Cape Coral joined the National Flood Insurance Program's Community Rating System in 1991 and reached its current Class 5 rating in 2010. Owners in A, AE and V zones receive a 25 percent discount; the discount in the X zone, where flood insurance may be optional, is 10 percent. Policies carry the City's community number, 125095 (City of Cape Coral).
Bella Vida's townhomes are fee-simple homes on their own lots under an association, not condominium units, so each owner insures the whole structure on a homeowner's policy. Whether the association insures any shared element, such as a shared roof line, is set by the declaration; ask the association before you quote a townhome.
We do not publish premiums, because they turn on the roof, the windows, the year built and the insurer. Ask for a wind-mitigation inspection and a four-point inspection early, and get both a homeowner's and a flood quote before the inspection period ends. Florida's insurer of last resort is Citizens Property Insurance.
Bella Vida addresses fall in the School District of Lee County's elementary Proximity Zone B, middle Proximity Zone CC and high school West Zone sub-zone 1 for 2026/2027; families rank the schools listed for each zone during open enrollment and the district places students by lottery with preferences, so no single school is assigned.
Data updated: October 2026 (Lee County "School Enrollment Zones (2026/2027)" layers queried at five sample homes October 28, 2026; School District of Lee County Student Enrollment Plan 2026-2027, Board approved December 1, 2025).
Level | Zone at all five sample homes | Schools listed for the zone |
|---|---|---|
Elementary | Proximity Zone B | Caloosa, Diplomat, Hancock Creek, Littleton, Tropic Isles |
Middle | Proximity Zone CC | Bayshore (K-8), Caloosa Middle, Diplomat Middle, North Fort Myers Academy (K-8) |
High | West Zone, sub-zone 1 | Island Coast High, Mariner High, North Fort Myers High; contiguous sub-zone 2 adds Cape Coral High and Ida S. Baker High |
Source: School District of Lee County, Student Enrollment Plan 2026-2027; Lee County school enrollment zone layers.
Families rank the schools in their zone. When applications exceed seats, the district runs a lottery with preferences that include siblings, "Proximity 1" (a residence within two miles of the school) and "Proximity 2" (the school nearest the residence within the zone). Students living within two miles of a school are not bused to it. Island Coast High School, at 2125 De Navarra Parkway, is about 0.6 miles from the center of Bella Vida in a straight line and about 2.1 route miles. Confirm the zone for an exact address with the district before you rely on it, and check school grades with the Florida Department of Education.
From the center of Bella Vida, Cape Coral Hospital is about 7.2 route miles, Gulf Coast Medical Center about 15.2, downtown Fort Myers about 8.1, Southwest Florida International Airport about 21.4 and Fort Myers Beach about 23.5; the figures are route miles on the public road network, not drive times.
Data updated: October 2026 (OSRM route network, five sample homes, destinations geocoded from each facility's published address, computed October 28, 2026).
Destination | From the home nearest the center | Range across five sample homes |
|---|---|---|
Island Coast High School | 2.1 | 1.7 to 2.5 |
Diplomat Elementary and Middle | 4.6 | 4.5 to 5.3 |
North Fort Myers High School | 6.7 | 6.6 to 6.9 |
7.2 | 7.1 to 7.9 | |
Downtown Fort Myers (Hendry Street) | 8.1 | 7.9 to 8.5 |
Cape Coral City Hall | 8.1 | 8.0 to 8.8 |
Coral Oaks Golf Course | 9.0 | n/a |
Horton Park Boat Ramp | 10.7 | n/a |
Edison Mall | 10.9 | 10.6 to 11.2 |
15.2 | n/a | |
Cape Coral Yacht Club park | 16.1 | 16.0 to 16.8 |
21.4 | 21.2 to 21.7 | |
Gulf Coast Town Center | 22.7 | 22.5 to 23.1 |
Fort Myers Beach | 23.5 | 23.3 to 23.9 |
Travel time depends on the hour and the bridge you use, so we print distances only.
Bella Vida is finished, but the square mile around it is still filling in: on October 28, 2026 the City of Cape Coral listed 217 active permits within about a mile of the community's center, including 38 new single-family homes and 14 townhome permits, on lots zoned mostly for single-family homes.
Data updated: October 2026 (City of Cape Coral GIS: active building permits, zoning, future land use, capital projects and coastal high hazard layers, queried October 28, 2026; City and press pages read October 28, 2026).
Permit work class | Active permits |
|---|---|
New single-family homes (two work classes) | 38 |
Residential irrigation | 16 |
Townhomes | 14 |
Fence and screen enclosures | 14 |
Pools and spas | 13 |
Air-conditioner change-outs | 13 |
Re-roofs | 13 |
Full site development plans | 5 |
The median permit value of the 38 new single-family homes was $384,730 (City of Cape Coral active building permits layer, aggregate counts; no owner or contractor names kept).
Within about a mile, the City's zoning layer shows 68 single-family residential (R1) areas, 10 low-density multi-family (RML), 8 commercial (C) and one each of preservation, institutional and professional office. Future land use is mostly single-family and multi-family, with 5 mixed-use, 5 parks and 2 commercial and professional areas. No coastal high hazard area falls within the mile. The City's capital projects layer shows a future utility extension and an FGUA irrigation main extension nearby, with no published schedule.
The City describes Coral Grove, a planned town center on Pine Island Road with about 1,200 apartment residences, a 125-room hotel and more than 350,000 square feet of retail, dining and entertainment (City of Cape Coral, Coral Grove), and the Cape Coral Breeze reported in January 2026 that the north side of the city is "poised for an exciting wave" of commercial and mixed-use development. These are miles from Bella Vida and do not change its streets, but they shape where the north Cape's shopping and jobs will be.
The City's wildlife layer records 195 gopher tortoise burrows and 25 burrowing owl burrows within about a mile, some active and some historical. Both are protected species in Florida, which matters to anyone buying a vacant lot near Bella Vida, not to an existing home inside it.
Bella Vida runs on City of Cape Coral water and sewer, which the developer built and dedicated to the City, Lee County Electric Cooperative power and street lighting, and private roads maintained by the association; its lots are zoned by the City, mostly in a residential development category.
Data updated: October 2026 (Bella Vida CDD Public Facilities Report; Lee County Property Appraiser parcel map, October 2026).
The district's engineer reports that the developer built the central water distribution and sewer collection systems "designed to serve 441 residential units and recreational facilities" and dedicated them to the City of Cape Coral to own, operate and maintain. Street lighting is maintained by Lee County Electric Cooperative.
Roads and sidewalks inside Bella Vida belong to the association; Del Prado Boulevard and its sidewalks belong to the City. The two entrances are on Malagrotta Circle at Del Prado Boulevard, where turn lanes were built for the community.
The Property Appraiser's parcel map lists Bella Vida parcels under City zoning codes RD (413 parcels), R-3 (49), R1 (11) and RML (2), with the City of Cape Coral as zoning authority. What can be added to a lot, such as a pool, a fence or a screen enclosure, is governed first by the association's architectural review and then by City permits.
City services and the association's rules govern trash pickup days, mailboxes and parking; we have not read the association's rules, so ask for them.
Bella Vida is the lower-priced of the north Cape's planned communities in the last 12 months: its MLS median of $313,095 sat below Entrada's $350,000, Coral Lakes' $330,000, Stonewater's $375,500 and Sandoval's $361,350, partly because about three in ten Bella Vida homes are townhomes and partly because the homes are older.
Data updated: October 2026 (Southwest Florida MLS (Matrix), exports pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, each community matched by its Development name; actives as of October 10, 2026).
Community | MLS closings, 12 months | Median sold | Median per square foot (MLS living area) | Median sold-to-list | Median days on market | Active Oct 10, 2026 | Months of supply |
|---|---|---|---|---|---|---|---|
Bella Vida | 24 | $313,095 | $159.24 | 96.4% | 87.5 | 12 | 6.0 |
23 | $350,000 | $173.44 | 97.5% | 48 | 16 | 8.3 | |
19 | $330,000 | $167.22 | 96.9% | 49 | 10 | 6.3 | |
30 | $375,500 | $178.42 | 97.2% | 79.5 | 12 | 4.8 | |
96 | $361,350 | $201.43 | 96.0% | 78 | 31 | 3.9 | |
ZIP 33909, single-family | 953 | $332,000 | $201.43 | 98.7% | 46 | 396 | 5.0 |
Bella Vida's single-family homes alone, at a $337,500 median, sit close to Coral Lakes and the ZIP median, while its townhomes, at $220,000, give the community a price point the other single-family communities do not have. Bella Vida homes also took longer to sell, 87.5 median days against 48 to 49 in Entrada and Coral Lakes. Each comparison is MLS data from the same pull and the same rules; it is not a ranking of where to live.
Selling a Bella Vida home? Start with a free Bella Vida home valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 or see how we represent buyers.
Bella Vida and Entrada face each other across Del Prado Boulevard but are different communities: Bella Vida is older (2006 to 2018), mixes 130 townhomes with 311 single-family homes and carries a district assessment, while Entrada is newer (2017 to 2022), all single-family and higher priced, so the choice usually turns on budget, age of home and product.
Data updated: October 2026 (Lee County roll and recorded sales through September 25, 2026; Southwest Florida MLS exports pulled October 10, 2026; Bella Vida CDD FY2026/2027 schedule).
Decision factor | Bella Vida | Entrada |
|---|---|---|
Homes | 441 (130 townhomes, 311 single-family) | 711 single-family on the county roll |
Year built | 2006 to 2010 and 2013 to 2018 | 2017 to 2022 |
Recorded sales, 12 months | 26 at a $300,595 median | 26 at a $347,500 median |
MLS median, 12 months | $313,095 | $350,000 |
Median per square foot (MLS living area) | $159.24 | $173.44 |
Median days on market | 87.5 | 48 |
Months of supply, October 10, 2026 | 6.0 | 8.3 |
Community development district | Bella Vida CDD: $1,235.21 single-family, $802.89 townhome (FY2026/2027) | Not covered on this page; see the Entrada guide |
Association dues in MLS fee fields | Median about $4,524 a year | Median about $2,340 a year |
Entry price point | Townhomes from about $207,000 to $255,000 in the last 12 months | Single-family only |
Choose Bella Vida if you want an entry price into a planned community with a clubhouse in northeast Cape Coral, a townhome, or a 2013 to 2018 single-family home at a lower price per square foot than the newest homes nearby, and you are comfortable with a district line and higher reported dues. Choose Entrada if you want a newer single-family home and are paying for that newness. Read our Entrada community guide for its own records, and compare a specific Bella Vida home with a specific Entrada home, not one median with another.
Bella Vida's strengths are price, a finished and fenced layout around 12 lakes with a clubhouse, Zone X flood mapping and a choice between townhomes and single-family homes; its trade-offs are the district assessment until 2037, association dues the association does not publish, older first-wave homes and slower sales than its newer neighbors.
Data updated: October 2026 (sources as in the sections above).
Selling a Bella Vida home? Start with a free Bella Vida home valuation or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873 or see how we represent buyers.
Bella Vida buyers ask where it is, what it costs to own, what the district and association charge, what sold and for how much, flood and storm facts, schools and how it differs from Entrada. Each answer below draws on the county record, the MLS or a posted district or state document, and names what is not published.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS exports pulled October 10, 2026; Bella Vida CDD documents, FEMA, Lee County and school district layers read October 28, 2026).
Bella Vida is in northeast Cape Coral, ZIP 33909, on the north side of Del Prado Boulevard with De Navarra Parkway along its north edge. Its two entrances are on Malagrotta Circle at Del Prado Boulevard, and Entrada sits across Del Prado Boulevard to the southeast.
The record we could read does not confirm it. The district's engineer describes a perimeter fence and association-owned entrance features at two entrances, and listings call the community gated, but neither the district nor the association publishes a statement on how the entrances operate. Ask the association before you rely on a gate.
Bella Vida has 441 homes: 130 townhomes and 311 single-family homes, as assessed by the Bella Vida Community Development District for 2026/2027 and as described in the district's 2019 engineer's report.
Yes. The townhomes are fee-simple homes on their own lots, built from 2006 to 2009 in plans of about 1,600 to 2,000 square feet. The single-family homes were built in both waves and run up to about 3,300 square feet. Both share one association and one district.
D.R. Horton petitioned the City for the community development district in 2006, and the first wave of homes followed from 2006 to 2010. The second wave, 2013 to 2018, was built largely by Lennar, according to Southwest Florida MLS listing remarks from that period.
The county roll shows about 230 homes built from 2006 to 2010 and about 200 from 2013 to 2018. The community has been complete since at least December 2019, when the district's engineer reported all residential buildings finished.
No. Every home lot inside the plat carries a home on the Property Appraiser's parcel map, and the district reports the community complete.
The association does not publish its dues. Listing agents report $377 a month for single-family homes and $419 for townhomes in the MLS fee fields of the 12 listings active October 10, 2026; the association's estoppel certificate is the figure that binds. Annual recurring fees ran $4,260 to $5,804 across the 24 closings' MLS fee fields.
For the year starting October 1, 2026 the district assesses $1,235.21 per single-family lot and $802.89 per townhome lot, billed on the November 2026 Lee County tax bill. Of that, $495.66 and $322.18 repay the district's Series 2021 bonds.
The Series 2021 bonds mature on May 1, 2037, per the district's 2025 audit. After that payment the debt line ends; the operations and maintenance line continues.
Yes. The district's FAQ directs payoff requests to [email protected] with the district name, owner name and address. Paying off removes the debt portion only.
A community development district is a unit of special-purpose local government created under Chapter 190 of the Florida Statutes to finance, build and maintain community infrastructure. Its charges appear as a non-ad valorem line on the county tax bill, and its meetings and records are public.
The lakes and their culverts and control structures, the conservation (mitigation) areas, and the landscaping outside the perimeter fence. The association maintains everything inside the fence, including roads and the clubhouse.
The district's engineer lists a clubhouse with a fitness room, tennis and basketball courts, a swimming pool, a children's playground and a sports field, all owned and run by the association.
At 3427 Malagrotta Circle, Cape Coral, FL 33909. The district's board meetings are held there.
FEMA Zone X, area of minimal flood hazard, at five sample homes across the community, on panels 12071C0260G and 12071C0258G, effective November 17, 2022.
Federal rules do not require it in Zone X, but a lender may, and the City notes that a quarter of flooding happens outside mapped flood zones. Cape Coral's Community Rating System gives Zone X flood policies a 10 percent discount.
Lee County's evacuation layer places Bella Vida in surge evacuation Zone D, which is ordered out only in the larger surge scenarios. Follow Lee County's orders for any storm.
No. Its water is 12 freshwater stormwater lakes owned by the district. The nearest city saltwater boat ramp, at Horton Park, is about 10.7 route miles away.
The Property Appraiser codes 300 of the 441 homes as lake lots, about 68 percent. That is a land-use code; walk the lot to judge the view.
We found no published rule either way. Ask the district and the association before you count on using the water.
No. The nearest city course, Coral Oaks Golf Course, is about 9 route miles away.
Bella Vida addresses fall in the district's elementary Proximity Zone B, middle Proximity Zone CC and high school West Zone sub-zone 1 for 2026/2027. Families rank the zone's schools and the district places students by lottery with preferences.
About 0.6 miles in a straight line and about 2.1 route miles from the center of the community.
Fort Myers Beach is about 23.5 route miles from the center of Bella Vida, and the Cape Coral Yacht Club park about 16.1.
Southwest Florida International Airport is about 21.4 route miles away.
Cape Coral Hospital (Lee Health) is about 7.2 route miles and Gulf Coast Medical Center about 15.2.
The county recorded 26 sales in the 12 months to September 25, 2026 at a $300,595 median, from $150,000 to $410,000. The MLS recorded single-family homes at a $337,500 median and townhomes at $220,000.
On October 10, 2026 the MLS showed 12 active listings (9 single-family, 3 townhomes) from $235,000 to $449,000 and 2 pending. Listings change daily; browse Domain Realty Group's Cape Coral listings for today's homes.
The median Bella Vida MLS closing in the last 12 months took 87.5 days on market, and homes sold at a median of 96.4 percent of final list price.
No. Entrada is a separate community across Del Prado Boulevard with its own plat and association. Bella Vida's association has "at Entrada" in its legal name, but the two communities do not share a footprint, a district or a set of amenities on the records we read.
It depends on budget and product. Bella Vida offers townhomes and older single-family homes at a lower median; Entrada offers newer single-family homes at a higher median. The comparison table above puts the two side by side.
The association's declaration and rules govern leasing, and we have not read their current text, so we state no rule. Ask the association for the leasing provisions before you buy a home to rent.
The declaration and the association's rules govern pets. Ask the association for the current rules.
Yes. The developer built the water and sewer systems and dedicated them to the City of Cape Coral, which owns, operates and maintains them.
The association owns and maintains the roads and sidewalks inside the community; the City owns and maintains Del Prado Boulevard.
Yes. Every Bella Vida parcel is in Lee County taxing district 057, the City of Cape Coral.
The district's contacts page names Folio Association Management, 9400 Gladiolus Drive, Suite 250, Fort Myers, as the association's manager.
The nearest Publix stores are at Shoppes at North Cape, 2481 Del Prado Boulevard North, about 3.1 route miles, and at Del Prado Crossings on NE Pine Island Road, about 5.3 miles.
County heated area runs from 1,383 to 3,302 square feet, with a median of 1,977. The most common size is 2,032 square feet.
In the last 12 months the MLS median single-family closing was $337,500 and the median townhome closing $220,000, a gap of $117,500.
A pool needs the association's architectural approval and a City of Cape Coral permit. Ask the association for its architectural guidelines before you plan one.
Ad valorem tax at the taxing district 057 rates, 15.3250 mills for 2026, plus the district assessment and any city charges. At the $300,595 median, a homesteaded home's ad valorem tax works out to about $3,957.96 in our example.
We found no age restriction in any record we read; homes sell to buyers of any age.
Many Florida associations require an application before a sale or lease; MLS fee fields show application fees of $0 to $250 on Bella Vida listings. Ask the association for its current process.
Selling a Bella Vida home in Cape Coral means pricing it against its own product, townhome or single-family, answering the district line before a buyer asks, and showing the 26 county-recorded sales, not a guess. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Bella Vida listing around those three.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, our analysis; Southwest Florida MLS (Matrix), exports pulled October 10, 2026; Bella Vida CDD documents read October 28, 2026).
If you're searching for the best Bella Vida listing agent, or thinking, "I need to sell my house in Bella Vida," the useful test is whether your agent reads the market from the public record. Jesse McGreevy and Marc Comisar price Bella Vida homes on the county's recorded sales split by product and plan, and put the district assessment, the association paperwork and the flood map in front of a buyer first. Read our Bella Vida seller guide or our page on selling a home in Cape Coral.
In the last 12 months we tracked every recorded sale in Bella Vida in Cape Coral: 26 sales to September 25, 2026 at a median of $300,595, from $150,000 to $410,000, all resales (Lee County recorded sales, our analysis). The MLS split them into 17 single-family closings at a $337,500 median and 7 townhome closings at a $220,000 median. The highest sale was $410,000 on Dandolo Circle in April 2026, a 2014 single-family home of 2,032 square feet with a pool.
Start with our free Bella Vida home valuation, or see the wider home valuation page and Cape Coral home values. We follow up with a number built on recorded sales of comparable homes, adjusted for product, plan size, build wave and lake position. Selling? Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
We start with the county's recorded sales of the same product, narrow to the same plan size and build wave, and then look at lake position, condition and the roof and air-conditioning ages. A 2,032 square foot single-family home from 2015 and a 1,744 square foot townhome from 2006 sit in different markets inside the same community, so we never price from the community median. The result is a written pricing plan before the first showing.
On October 10, 2026 the MLS showed 12 active and 2 pending Bella Vida listings, which is 6.0 months of supply. Closed sales had a median of 87.5 days on market and 96.4 percent of final list price. Nine of the 12 were single-family homes and 3 were townhomes, so a townhome seller faced far less direct competition than a single-family seller.
For a sale at the $300,595 12-month median, the state and title lines are below. In Lee County the seller customarily pays deed stamps and the owner's title policy, and the contract controls.
Line | Amount | Basis |
|---|---|---|
Deed stamps | about $2,104 | $0.70 per $100 of price |
Owner's title premium | about $1,578 | $575 on the first $100,000 plus $5.00 per $1,000 above it, any fraction of $100 counted as a full $100, on the state's promulgated schedule |
Estoppel certificate | up to $299 | Statutory cap |
Sum | about $3,981 | Before commission and prorations |
We print no commission rate; it is set in your listing agreement and is negotiable. These are estimates from the state schedules, not a closing statement.
Sellers in Bella Vida ask the five questions below most, and each answer comes from the county record or a posted district document.
The ones of your product and plan. In the 12 months to September 25, 2026, single-family homes closed on the MLS at a $337,500 median from $270,000 to $410,000, and townhomes at a $220,000 median from $207,000 to $255,000. By street, Dandolo Circle had 12 recorded sales at a $295,000 median and Laurentina Lane 6 at $219,000 (Lee County recorded sales, our analysis).
As one line on the tax bill, with the year and the document: $1,235.21 for a single-family lot or $802.89 for a townhome lot for 2026/2027, of which $495.66 or $322.18 is bond debt that ends with the May 1, 2037 maturity. We hand the buyer the district's schedule along with the number.
Yes, more than anything else. The single-family MLS median was $117,500 above the townhome median in the last 12 months. We check the MLS design of your plan against the county's heated area before we pick comparables.
Yes, if the lease and the association's rules allow it; the buyer either takes the tenant or waits for the lease to end. We read the lease and ask the association for its leasing rules before we list.
Start with the association's Florida record, Bella Vida at Entrada Homeowners' Association, Inc. (document N04000010076), and the Lee County Clerk's official records for the recorded declaration. The district's budgets, agendas and minutes are on its documents page. At a sale the buyer's title company requests an estoppel certificate from the association.
McGreevy and Comisar are the Southwest Florida team that prices Bella Vida homes in Cape Coral from the recorded sales, the district budgets and the flood map. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
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 Sales. Read more about our team.
#5 real estate team in Florida (RealTrends 2026)
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).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
You can also read about McGreevy and Comisar, read about buying a home in Cape Coral, or check Cape Coral home values. Selling a Bella Vida home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see how we represent buyers.
Jesse McGreevy is a top-reviewed Bella Vida realtor, and our clients' published reviews describe what a Bella Vida buyer or seller needs most: clear communication, careful pricing and follow-through to the closing table.
★★★★★ "Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!" Verified Google review
Bella Vida sellers ask about price by product, speed, competing listings, the community development district, the association paperwork, flood and storm disclosure, and what a sale costs in Lee County. Each answer draws on the county record, the MLS or a posted document, and where something is not published we say so and name the document that holds it.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS exports pulled October 10, 2026; Bella Vida CDD documents and Florida Statutes read October 28, 2026).
The agent who prices from the county's recorded sales split by product, explains the district line and the association paperwork up front, and markets to buyers comparing Bella Vida with Entrada and Coral Lakes. McGreevy and Comisar lead the #1 Team in Southwest Florida since 2012 and are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072.
It depends first on product. In the last 12 months single-family homes closed at a $337,500 MLS median and townhomes at $220,000; plan size, build wave, lake position and condition move it from there. Get a free Bella Vida home valuation for a number built on the recorded sales.
The county recorded 20 sales from January 1 to September 25, 2026 at a $295,000 median. In the 12 months to September 25, 2026 the 26 recorded sales had a $300,595 median.
Down from the 2022 and 2023 peak. The recorded median was $385,000 in 2022 and $387,500 in 2023; the 12-month median to September 25, 2026 was $300,595, about 5.9 percent below the $319,500 of the 12 months before.
Yes. The MLS median townhome closing in the last 12 months was $220,000 against $337,500 for single-family homes, and townhomes sold at a lower median percentage of list price, 94.4 against 97.1 percent.
Likely, but we do not quote a figure. The Property Appraiser codes 300 of 441 homes as lake lots, and the 26 sales are too few, and too mixed by product and plan, to isolate a lake premium honestly. We compare your home with lake and non-lake sales of the same plan.
The median MLS closing in the last 12 months took 87.5 days on market; 5 of 24 went under contract in under 30 days and 7 took more than 120. Pricing to the right product comparables is what moves a home into the faster group.
On October 10, 2026 the MLS showed 12 active listings, 9 single-family and 3 townhomes, and 2 pending. That is 6.0 months of supply for the community as a whole.
The market is balanced to slow: 6.0 months of supply and 87.5 median days on market, with prices below the 2022 and 2023 peak. A seller who needs to move does best with a price set from the last six months of comparable sales of the same product.
The district line shows on the tax bill and in the buyer's title work, and Florida law requires a district disclosure statement in the contract for the initial sale of a parcel in a district (section 190.048). On a resale, we disclose the current assessment and the bond maturity in the listing so a buyer is never surprised.
The assessment is attached to the lot and is billed each year to whoever owns it, so the remaining debt portion stays with the home unless the seller pays it off. The 2026/2027 debt portion is $495.66 for a single-family lot and $322.18 for a townhome lot, through May 1, 2037.
Usually not, but it is a choice. Ask for a payoff quote at [email protected] and compare it with what it would add to your net price. Most buyers accept the annual line, which ends in 2037.
Florida's section 720.401 requires a non-developer seller to give the buyer the association disclosure summary before the contract is signed, and the contract must carry the statutory voidability language; if it is missing the buyer may cancel within 3 days of receiving it or before closing (section 720.401). This is information, not legal advice; your closing agent or attorney confirms the form.
It is the association's written statement of what is owed on the home, under section 720.30851, with a statutory fee cap of $299 for standard delivery (section 720.30851). Who pays is set by the contract; in practice it is ordered by the closing agent at the start of the transaction.
Yes. Section 689.302 requires a seller of residential property to give a flood disclosure at or before contract, stating whether the seller knows of flood damage during ownership, has filed a flood insurance claim, or received federal flood assistance (section 689.302).
Florida sellers must disclose known facts that materially affect value and are not readily observable, and the flood disclosure asks about flood damage and claims. Disclose repairs and permits; we have not seen a district or association report of Ian damage inside Bella Vida.
At the $300,595 median, deed stamps run about $2,104 and the owner's title policy about $1,578, plus an estoppel certificate of up to $299, about $3,981 before commission and prorations. Commission is negotiable and set in the listing agreement.
In Lee County the seller customarily pays for the owner's title policy; the contract controls.
$0.70 per $100 of the sale price, paid at closing; on a $300,595 sale that is about $2,104.
Commission is negotiable and set in your listing agreement. Since August 2024, buyer-agent compensation is agreed separately and in writing; we explain every option before you sign.
Compare the offers net. Four of Bella Vida's 26 recorded sales in the last 12 months never reached the MLS, and two of those were the lowest in the community at $150,000 and $160,000. A listing exposed to every buyer usually nets more; a cash sale buys speed and certainty.
Yes. You still owe the 720.401 and 689.302 disclosures, the estoppel, the district information and a contract that complies with Florida law. Most owners who start alone find pricing by product and handling the association paperwork the hard part.
It turns on your numbers and on the association's leasing rules, which we have not read. Add the district line, the dues, insurance, tax without homestead and vacancy to the rent, and compare that with what a sale nets today.
The ones a buyer's inspector and insurer will flag: roof age and condition, air-conditioning age, windows and shutters, and any open permits. First-wave homes from 2006 to 2010 are now 16 to 20 years old, so roofs and air conditioners are the usual questions.
Yes, because Florida insurers price and sometimes decline on roof age, and a buyer needs a policy to close. Have the roof's permit date ready.
Entrada, across Del Prado Boulevard, recorded 26 sales at a $347,500 median in the same 12 months and an MLS median of $350,000; Bella Vida's were $300,595 and $313,095. Entrada's homes are newer and all single-family.
Two recorded sales, $150,000 in September 2026 and $160,000 in December 2025, were townhome-plan homes on Laurentina Lane that never reached the MLS. The record does not say why they sold low; off-market sales often reflect condition or a quick sale. They are not comparables for a marketed home.
A median of 96.4 percent of final list price in the last 12 months, ranging from 76.4 to 104.3 percent; 2 of 24 MLS closings sold above list.
By price, the large single-family plans: the top sales were a $410,000 2,032 square foot home with a pool and several $372,000 to $375,000 homes of 2,251 to 2,606 square feet. By speed, no plan stands out in a sample of 24.
Against other Bella Vida townhomes first: 7 MLS closings in the last 12 months at a $220,000 median, from $207,000 to $255,000, at a median $118.69 per square foot of living area. Then condition, end unit or interior, and lake position.
Cinematic video, drone and professional photography, a qualified buyer database built over two decades, and a listing that answers the district, association and flood questions before a buyer asks. Read our Bella Vida seller guide for the full plan.
Re-read the comparables by product and plan, re-price to the last six months of sales, and re-shoot the listing. Most expired listings were priced from the wrong comparables, not from the wrong home.
A buyer's lender or title company may order a survey; an elevation certificate is useful for flood quotes even in Zone X. The City's flood portal shows whether one already exists for your home.
Florida has no state income tax; federal rules apply, including the primary-residence exclusion for qualifying owners. Ask your tax adviser; we do not give tax advice.
Yes, with the right financing or a sale-contingent offer. We coordinate both sides; call Jesse direct at (239) 898-6072 to plan the order.
Use our Bella Vida home valuation or call Jesse direct at (239) 898-6072. We answer with a number built on the recorded sales of your product and plan.
Every figure on this Bella Vida page traces to a primary source below: Lee County and its Property Appraiser, the Bella Vida Community Development District, the City of Cape Coral, the School District of Lee County, state and federal agencies, and dated press. Listing remarks are cited as Southwest Florida MLS text with their year.
Market data and county records
Bella Vida Community Development District
State law and registries
Flood, storm and maps
City of Cape Coral
Schools, health and travel
Press
These Bella Vida documents are published by the Bella Vida Community Development District, the State of Florida, Lee County, the School District of Lee County and federal agencies. Each link opens the issuing authority's own copy, so you read the current version rather than a reprint.
Document | Publisher | Link |
|---|---|---|
Ordinance 48-06, establishing the Bella Vida CDD | City of Cape Coral, via the district | |
FY2026/2027 adopted budget | Bella Vida Community Development District | |
FY2026/2027 assessment schedule | Bella Vida Community Development District | |
2025 audit | Bella Vida Community Development District | |
Public Facilities Report (December 2019) | Bella Vida Community Development District | |
Site map | Bella Vida Community Development District | |
FY2026/2027 meeting schedule | Bella Vida Community Development District | |
Student Enrollment Plan 2026-2027 | School District of Lee County | |
Flood Map Service Center | Federal Emergency Management Agency | |
2026 millage book | Lee County Property Appraiser | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center |
Lee County recorded sales analyzed October 2026 (county roll dated October 25, 2026). Market data from Southwest Florida MLS, pulled October 10, 2026 (closings to September 25, 2026). Brokered by Domain Realty.
1,230 people live in Bella Vida, where the median age is 50 and the average individual income is $37,020. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Bella Vida, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including TailGators Sports Grill, Quiznos, and Speedway.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Dining | 0.68 miles | 0 reviews | 0/5 stars | |
| Dining | 0.93 miles | 0 reviews | 0/5 stars | |
| Dining | 0.93 miles | 0 reviews | 0/5 stars | |
| Dining | 0.93 miles | 0 reviews | 0/5 stars | |
| Dining · $ | 1.06 miles | 34 reviews | 1.7/5 stars | |
| Dining | 1.3 miles | 1 review | 5/5 stars | |
| Dining | 1.81 miles | 7 reviews | 2.9/5 stars | |
| Dining | 1.83 miles | 0 reviews | 0/5 stars | |
| Dining · $$ | 1.99 miles | 129 reviews | 4.2/5 stars | |
| Dining · $$ | 1.99 miles | 8 reviews | 4.1/5 stars | |
| Dining | 2.09 miles | 0 reviews | 0/5 stars | |
| Dining · $ | 2.12 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.53 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.09 miles | 0 reviews | 0/5 stars | |
| Active | 1.39 miles | 0 reviews | 0/5 stars | |
| Active | 1.72 miles | 0 reviews | 0/5 stars | |
| Active | 1.8 miles | 0 reviews | 0/5 stars | |
| Active | 1.83 miles | 0 reviews | 0/5 stars | |
| Active | 1.94 miles | 0 reviews | 0/5 stars | |
| Active | 2.38 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.01 miles | 4 reviews | 2/5 stars | |
| Beauty | 1.43 miles | 0 reviews | 0/5 stars | |
| Beauty | 2.01 miles | 0 reviews | 0/5 stars | |
| Beauty | 2.32 miles | 0 reviews | 0/5 stars | |
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Bella Vida has 408 households, with an average household size of 3. Data provided by the U.S. Census Bureau. Here’s what the people living in Bella Vida do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 1,230 people call Bella Vida home. The population density is 9,625 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
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10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
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Blue vs White Collar Workers
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
