Updated July 2026 · Executive Homes at Bella Terra, Estero (Lee County), Florida 33928
McGreevy and Comisar are the team Executive Homes owners call first to sell, and the team Executive Homes buyers call to get in. If you own a single-family home in the Executive collection at Bella Terra and you are thinking about selling, you want the agents who already know this gated Estero community street by street, collection by collection, and comp by comp. In the last 12 months 26 Bella Terra Executive homes sold at a median of $552,500 and roughly 97.4% of list, and we price every Executive listing to that live data, not to a stale ZIP-wide number that blends condos, villas, and larger estate homes into one misleading average. 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 Bella Terra Executive home 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 the Executive Homes at Bella Terra for sellers and buyers alike. The Executive Homes are Bella Terra's entry single-family detached product, one of the Lennar and U.S. Home collections built inside gated Bella Terra in Estero, and we know that collection, its floor plans, and exactly what a Bella Terra Executive home sells for today. That is the difference between a generalist and a specialist. The catch with this community is that the Multiple Listing Service does not carry a field that says Executive, Manor, or Estate. All three single-family collections list under the same Bella Terra name and the same Single Family building design, so a portal average lumps a 1,700 square foot Executive home in with a 3,800 square foot estate home and hands you a number that is wrong for your house. We separate the Executive homes out by hand.
In the last 12 months 26 Bella Terra Executive homes sold, a median of $552,500 at roughly 97.4% of list, with a median of 79 days on market, per the Southwest Florida MLS Matrix pulled July 2026, isolated to the single-story Executive homes of roughly 2,530 square feet or less. Six Bella Terra Executive homes are active right now between $469,500 and $684,900, which is roughly 2.8 months of supply. That is a low-inventory single-family segment, and pricing to the live Executive comps, matched to floor plan, view, and condition, is the whole game.
Selling a Bella Terra Executive home is its own discipline. The buyer pool is families who want a roomy single-family home with a garage and a yard, snowbirds who want a detached Florida home they can close up and leave, and move-up buyers who want a full house inside a gated, amenity-rich community without an estate-home price. The right comp set is the other single-story Executive homes, not the Barletta condos, not the attached villas or townhomes, and not the larger Manor and Estate homes elsewhere in Bella Terra. Pricing against the wrong tier is the single most common way a Bella Terra single-family home leaves money on the table or sits. 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 in a detached single-family home with your own yard and a two-car garage, an Executive home is the most attainable way in. We will walk you through the floor plans, the three-layer fee structure, the single-family Community Development District assessment, the single-family sub-association leasing rules, and which homes carry lake or preserve views and private pools. 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 Executive Homes data backs the claim: in the last 12 months 26 Bella Terra Executive homes sold, a median of $552,500 at roughly 97.4% 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 Executive market record, pulled from the Southwest Florida MLS Matrix in July 2026 and hand-filtered to the single-story Executive homes, is specific: 26 closed sales in the trailing 12 months, a sold range of $455,000 to $665,000, a median of $552,500, an average of $556,535, an average sale-to-list ratio around 97.4%, and a median of 79 days on market. Against just six active listings, that is a tight, single-family segment that rewards correct, collection-level pricing.
An Executive seller who lists against the wrong comps, the larger Manor and Estate homes or a mixed portal average, either overshoots and sits or undershoots and gives money away. An Executive buyer who does not understand the three-layer fee structure, the master association plus the single-family sub-association plus the Habitat Community Development District, gets surprised at closing, and the single-family Community Development District line is higher than the attached products pay. We do this for a living in this exact community, we know the Executive floor plans, and we know which single-family streets carry lake and preserve lots. Call Jesse direct at (239) 898-6072.
Living in the Executive Homes means owning a detached, single-family home on your own lot inside a gated, amenity-rich Estero community, with your own two-car garage, a private yard, most often a single-story floor plan, and full access to a roughly 7,000 square foot clubhouse, resort pool, and a 24-hour fitness center. It is the true house, not an attached or stacked home, and it is not 55-plus and not a golf community.
The Executive Homes are Bella Terra's detached single-family homes, each on its own platted lot with its own private entrance, driveway, garage, and yard, with no shared party walls. Most are single-story, concrete-block-and-stucco construction with concrete-tile roofs, and many carry a screened lanai and a private pool. Because the homes are fee-simple detached houses, they live like the standalone home they are, which is exactly why buyers who want a real yard, a garage, and privacy without the maintenance of a large estate home gravitate to the Executive collection.
The Executive Homes draw full-time families who want a three or four-bedroom house with a yard inside a gated community, snowbirds who want a detached Florida home they can leave for the season, and move-up and move-down buyers who want a single-story house at an attainable price. Because the master community is intentionally inter-generational rather than age-restricted, Executive owners share the gates with families, retirees, and working professionals throughout Bella Terra. Resident sentiment in the community skews family and neighborly, and the amenity mix, with a playground, ball fields, and a skate rink alongside the resort pool, reflects that.
The master association and the single-family sub-association maintain the community common areas, the amenities, and the main irrigation line, while you own the house and the lot. This is where the Executive product differs most from the attached villas, townhomes, and condos in Bella Terra: under the recorded master declaration, lawn and landscaping upkeep on a single-family lot is the owner's responsibility rather than a bundled association service, unless the single-family sub-association's own documents provide otherwise, which are not published on a public page. For most Executive buyers the practical result is a real house with a real yard where you arrange your own lawn care, which is precisely the trade a house buyer expects. We confirm the exact maintenance division for your specific home from the recorded documents rather than assuming a lawn, roof, or paint item is covered.
The Executive Homes are single-family, so they are governed at two association layers plus the district. Every owner belongs to the Bella Terra master association, Bella Terra of Southwest Florida, Inc. (Florida corporation N03000005009), and every single-family owner also belongs to the Single Family Homeowners Association at Bella Terra, Inc. (Florida corporation N04000011544), the sub-association that covers all 1,086 single-family homes and is managed by Alliant Property Management. That is the same two-tier association structure the attached-home neighborhoods use, and knowing it, and reading its documents correctly, is part of representing a single-family home well.
The Executive Homes are the entry tier of Bella Terra's single-family lineup, below the larger Manor and Estate homes, inside a master-planned community of 1,899 homes built around roughly 100 acres of lakes and about 400 acres of preserve. 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 the Executive homes specifically.
Over the last 12 months, 26 Bella Terra Executive homes sold at a median sold price of $552,500, a range of $455,000 to $665,000, an average of $556,535, an average sale-to-list ratio around 97.4%, and a median of 79 days on market, per the Southwest Florida MLS Matrix pulled July 1, 2026, isolated to the single-story Executive homes of approximately 2,530 square feet or less. Six Bella Terra Executive homes are active today between $469,500 and $684,900, roughly 2.8 months of supply.
This is the authoritative read on what a Bella Terra Executive home is worth right now, filtered by hand to the single-story Executive collection, not the ZIP-wide average and not the full single-family pool that includes the larger Manor and Estate homes.
Metric (Executive Homes, last 12 months) | Value |
|---|---|
Closed sales | 26 |
Median sold price | $552,500 |
Average sold price | $556,535 |
Sold price range | $455,000 to $665,000 |
Average sale-to-list ratio | about 97.4% |
Median days on market | 79 |
Living area | 1,669 to 2,463 sq ft (median about 2,134) |
Sold price per square foot | about $262 on average |
Source: Southwest Florida MLS (Matrix), Sub/Condo Name Bella Terra, Building Design Single Family, City Estero, single-story Executive homes to approximately 2,530 sq ft, pulled July 1, 2026.
Metric (Executive Homes, as of July 2026) | Value |
|---|---|
Active listings | 6 |
List price range | $469,500 to $684,900 |
Median list price | $494,500 |
Approximate months of supply | about 2.8 months |
Source: Southwest Florida MLS (Matrix), Building Design Single Family, Sub/Condo Name Bella Terra, single-story Executive homes to approximately 2,530 sq ft, pulled July 1, 2026.
Twenty-six sales against six active listings is a low-inventory single-family segment, roughly 2.8 months of supply, which favors sellers who price correctly. The average sale-to-list ratio near 97.4% tells you that overpriced Executive homes give back a few points before they sell, while well-priced homes move near the median time on market. The sold range of $455,000 to $665,000 reflects the spread between a smaller interior Executive home and a larger, lake-view, or pool-and-upgrade home, which makes a correctly chosen comp set, matched to floor plan, view, pool, and condition, more important in this product than in the attached homes, because the Executive floor plans vary more than a single townhome plan does. Smaller Executive homes carry a higher price per square foot than the larger ones, so we comp by floor plan, not by a blended per-foot number.
For context only, the full Bella Terra single-family pool, which includes the larger Manor and Estate homes alongside the Executive collection, ran 53 closed sales in the trailing 12 months at a median of $590,000 across a range of $455,000 to $800,000, per the same Matrix pull. That blended figure is exactly why a portal average misleads an Executive seller: the median for all single-family homes sits well above the Executive median, because it is pulled up by the bigger homes. The Executive-only median of $552,500 is the honest number for a single-story Executive house.
As an independent cross-check, the Lee County Property Appraiser publishes each parcel's Just (market) value and full sale history, and recorded sale prices and deeds are public via the Lee County Clerk of Courts. When we value your Executive home we reconcile the live MLS comps against the county's parcel record, so the number is grounded in both the market and the public record. Domain Realty, our brokerage, works this product in the neighborhood in real time, so we track these comps as they close.
We did not pull Executive rental rates in this snapshot, so we are not going to state a rent figure we cannot source. What matters most to an investor is covered in the leasing section below: the single-family sub-association approval process and the three-month minimum-term rule govern whether and how you can lease your home. For a current Executive rent read, call Jesse direct at (239) 898-6072 and we will pull active and leased comps.
The Bella Terra Executive homes were built inside the Bella Terra master community by Lennar, building under both the Lennar and U.S. Home names, as the entry tier of a four-line home lineup that also included the townhomes and the larger Manor and Estate single-family collections. The community itself was developed under the master declarant of record, Habitat Lakes, L.L.C., as a Residential Planned Development approved for up to 2,350 units, of which 1,899 were built.
Two names matter and they are not the same. The community's legal declarant and developer of record, named in the recorded master declaration, is Habitat Lakes, L.L.C., a Florida limited liability company, which is why the special taxing district is the Habitat Community Development District and the community's original working name was Habitat. The homebuilder of the single-family homes, including the Executive collection, was Lennar, building under the Lennar and U.S. Home names, the same builder that produced the villas, townhomes, and Barletta condominiums across the community. Regional news coverage of the community's launch stated plainly that Lennar built town, executive, manor, and estate homes at Bella Terra, and listed the opening prices, with the Executive homes starting at $387,990, the manor homes at $447,990, and the estate homes at $539,990.
Unlike the villas, which were declared in three separate associations, all of Bella Terra's single-family homes sit under a single recorded sub-association, the Single Family Homeowners Association at Bella Terra, Inc., which governs 1,086 homes across the Executive, Manor, and Estate collections. It was incorporated with the Florida Division of Corporations on December 10, 2004, and its governing declaration was recorded in the Public Records of Lee County (Official Records Book 4529, Page 2878) on December 16, 2004. That single sub-association, layered under the master, is the governance backbone for every Executive home.
Recorded single-family sub-association | Recording reference | Recorded date | Homes |
|---|---|---|---|
Single Family Homeowners Association at Bella Terra, Inc. | O.R. Book 4529, Page 2878 (entity N04000011544) | December 16, 2004 | 1,086 |
Source: recorded Bella Terra master declaration neighborhood table (2025 Amended and Restated Declaration, Instrument No. 2025000109634) and the Florida Division of Corporations records (entity N04000011544).
The county records place the single-family build across roughly a decade. Lee County Property Appraiser year-built stamps on sampled Executive-range homes run from about 2005 in the earliest platted phases to about 2013 in the later ones, so we describe the collection as built approximately 2004 to 2013, a longer window than some builder collateral suggests. The single-family homes span the community's recorded plats, Bella Terra Units One through Nine, with the earliest and smallest homes in Unit One (Plat Book 77, Pages 84 to 99) and later phases in the higher-numbered units. This makes the Executive collection a multi-phase Lennar build rather than a single tight release.
A 2004 to 2013 build means the Bella Terra Executive homes were constructed under the modern, post-2002 Florida Building Code, the hurricane-code era that followed the 1992 Andrew reforms. Concrete-block-and-stucco walls, concrete-tile roofs, the build year, and the fee-simple detached single-family form all tell a buyer something concrete about how the homes were put up and how ownership is structured. For the historical record on the broader community, see the parent Bella Terra page.
Executive Homes at Bella Terra are detached, single-family, fee-simple homes, most on a single story, of roughly 1,669 to 2,463 square feet of living area on recent sales, in three and four-bedroom configurations with two or three baths and a two-car garage. They are concrete-block-and-stucco with concrete-tile roofs on slab foundations, on their own lots, and many carry a screened lanai and a private pool.
The Executive collection is a set of named Lennar plans rather than one dominant floor plan, which is a real difference from the single-plan townhomes. Lennar-published floor-plan brochures for the Executive line name plans including the Capri, the Trevi, the Amalfi, and the Alexandria, single-story homes of roughly 1,340 to 2,529 square feet under air, three or four bedrooms, two or three baths, and a two-car garage, with preserve or lake views. The brochure also shows a two-story Executive plan, the Monte Carlo, which sits outside our single-story Executive definition on this page. Because Lennar reuses these plan names at other communities with different square footage, we anchor every plan fact for a specific home to the Lee County Property Appraiser record rather than to a national brochure.
Executive plan (single-story) | Configuration | Notes |
|---|---|---|
Capri | 3 bed / 2 bath, 2-car garage | Entry single-story plan |
Trevi | 3 bed (some with den or fourth bedroom) / 2 bath, 2-car garage | Popular single-story plan |
Amalfi | 4 bed / 2 to 3 bath, 2-car garage | Largest single-story Executive plan, about 2,529 sq ft under air |
Alexandria | Single-story, 2-car garage, preserve or lake views | Preserve-oriented plan |
Source: Lennar and U.S. Home published Executive floor-plan brochures (plan names and configurations) and the Lee County Property Appraiser parcel records (living area and story count per home). The two-story Monte Carlo plan is part of the Executive brochure but falls outside the single-story Executive scope of this page.
Because the Multiple Listing Service lists every Bella Terra single-family home under one Single Family building design, the Executive, Manor, and Estate collections are invisible in a portal search. We separate them the reliable way, using the Lee County Property Appraiser record. The county codes every single-story home as a Ranch improvement type and every two-story home as a Colonial improvement type, and it records each home's exact living area. For this page we define the Executive collection as the single-story homes of approximately 2,530 square feet or less under air, which cleanly captures the entry single-family tier and excludes the larger Manor and Estate homes and the two-story plans. We verify story count and square footage parcel by parcel from the county record, so a home is placed in the Executive bucket by its actual government record, not by a listing label.
Every Executive home conveys with an attached two-car garage and its own private lot and yard, which is the clearest distinction from the attached and stacked products elsewhere in Bella Terra. Where the Barletta condos have carports and the villas and townhomes share party walls, the Executive home is a standalone house with a driveway, a garage, and a yard you own in fee simple. For a buyer who wants enclosed parking, a workshop wall, and outdoor space, the Executive collection delivers the full single-family package.
The Executive buildings are concrete-block-and-stucco (CBS) masonry construction with concrete-tile roofs on slab-on-grade foundations, built roughly 2004 to 2013, with the two-story plans carrying a wood or steel-framed stucco second floor over a concrete-block first floor. The county quality grade reads average to above average across the collection, and interior finishes commonly include ceramic tile and carpet, tray ceilings in many homes, and central air. Storm protection varies by home: the county record shows some Executive homes with impact or hurricane glass and others with panel, accordion, or electric hurricane shutters, and some owners have upgraded since purchase, so we confirm the exact protection per home when you are evaluating a specific house.
The point that defines the product is simple: the Executive Homes are true detached single-family homes. The Lee County Property Appraiser classifies each one as Single Family Residential on its own lot, you own the structure and the lot in fee simple, and the homes are governed under Florida's homeowners association statute, Chapter 720, not the condominium statute. That is the opposite of the Barletta condominium form, and it is a different ownership and governance world from the attached villas and townhomes as well, even though those are also fee-simple, because the Executive home shares no walls with a neighbor.
Bella Terra is laced with roughly 100 acres of lakes and surrounded by about 400 acres of preserve, and the Executive homes vary in what they look out on, lake, preserve, or interior. Lake and preserve lots carry a measurable premium over interior lots. Private pools are common in the Executive collection, more common than in the attached products, and a screened lanai is typical. We map views and pools home by home when you are shopping. Call Marc at (239) 287-5873 for the current Executive active list with the view and pool notes.
You will see the homes described as executive homes, single-family homes, or by a specific Lennar plan name in casual real estate copy, and occasionally a listing will float a plan or model name we cannot confirm. We anchor to what the county record actually says, a detached, fee-simple, single-family home the county classifies as Single Family Residential, most on a single story, built within the Lennar-developed community. The verified facts are the detached single-family form, the living area, the story count, the bed and bath configuration, and the two-car garage. We do not publish a specific Lennar plan name for an individual home that we cannot confirm from a primary source.
Executive Homes owners get full access to Bella Terra's resort amenity package with no separate membership and no extra amenity fee, just a signed amenity release and a roughly $10 photo ID access card: a roughly 7,000 square foot clubhouse, a 24-hour fitness center, a resort pool and spa plus an ancillary pool, and tennis, pickleball, bocce, basketball, and sand volleyball. The Executive Homes are not a golf community, and the amenities are included, not an extra club due.
At the center of Bella Terra is a roughly 7,000 square foot clubhouse (at 20070 Bella Terra Boulevard, which is also the management office) with a game room, meeting space, and management office. The fitness center is open 24 hours a day, seven days a week, with your access card. The community center itself keeps daytime hours, Monday through Friday from 9:00 a.m. to 8:00 p.m., while the gym is around the clock, which single-family owners who keep odd schedules appreciate.
Bella Terra has a resort-style heated pool with a spa and waterfall as its centerpiece, plus a smaller ancillary pool near the Barletta condos area within the community. Pools are open daylight to dusk, a photo ID access card is required, and there is no lifeguard. Executive Homes owners use the main resort pool and spa as part of the master amenity package, the same access every Bella Terra neighborhood enjoys, and many Executive homes also have a private pool of their own.
The amenity campus is genuinely comprehensive for the price tier: 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 and the skate rink run daylight to 10:00 p.m., with all 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. The lakes and preserves are maintained by the Habitat Community Development District, which runs lake aeration and preserve upkeep across the community's water bodies. 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 and no per-use fee; access is by a signed amenity release and a roughly $10 photo ID access card. Second, Bella Terra is not a golf community; there is no on-site course and no mandatory golf fee, and golf carts may be driven only on the community's roadways and parking lots by licensed, insured, registered drivers. For a buyer comparing a Bella Terra Executive home to a mandatory-golf community elsewhere in Estero, that is real money saved every year.
A Bella Terra Executive home carries three ownership cost layers: the Bella Terra master HOA assessment, the Single Family Homeowners Association sub-association dues, and the Habitat Community Development District assessment, which for the single-family homes runs $1,034.64, $1,094.43, or $1,154.22 per home per year (FY2026) depending on lot width, on the Lee County tax bill. The single-family Community Development District figure is fixed and sourced; the master HOA and single-family sub-association dollar amounts are provided in the estoppel and confirmed with Alliant, not invented here.
Every Executive owner is governed and assessed at three layers. The Habitat Community Development District is a special taxing district that maintains roads, lakes, preserves, streetlights, irrigation, 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, billed as an equal-per-unit master assessment. The Single Family Homeowners Association sub-association operates the single-family neighborhood layer, exercises architectural control over the single-family homes, and sets the single-family rules. Unlike the attached-home sub-associations, which bundle exterior and lawn service, the single-family sub-association leaves lawn and exterior upkeep largely to the owner under the master declaration's default, unless its own recorded documents provide otherwise.
The Habitat Community Development District assessment for the single-family homes is set by lot width for fiscal year 2026, and every tier shares the same $735.69 General Fund (operations and maintenance) portion, with a debt-service portion that rises with lot size. This is a genuinely higher assessment than the attached homes pay, because the larger single-family lots carried a larger share of the district's Series 2015 infrastructure bond.
Executive Home CDD tier (FY2026) | General Fund (O&M) | Debt Service | Total per home, per year |
|---|---|---|---|
SF 50 (50-foot lots) | $735.69 | $298.95 | $1,034.64 |
SF 60 (60-foot lots) | $735.69 | $358.74 | $1,094.43 |
SF 75 (75-foot lots) | $735.69 | $418.53 | $1,154.22 |
Source: Habitat Community Development District FY2026 Adopted Budget (approved August 19, 2025), single-family SF 50 / SF 60 / SF 75 assessment schedule, as it appears on the Lee County tax bill.
The debt-service portion amortizes a tax-exempt infrastructure bond (Series 2015) and runs until its final maturity on May 1, 2035, after which it falls off; the General Fund portion continues as long as the community exists. Which tier applies to a specific Executive home depends on that home's recorded lot width, so the exact figure comes from the non-ad valorem line on that parcel's Lee County tax bill, which we pull for you. The single-family assessment is distinct from the attached-home Duplex 35 class ($974.85) and the Barletta condo Multifamily class ($915.06); the difference is entirely in the debt-service share, not the operations portion.
Each Executive owner also pays the Bella Terra master assessment and the Single Family Homeowners Association sub-association dues. We are not going to publish a master or sub-association dues dollar figure we cannot verify from a primary source, because those budgets are not posted on a public, citable page, and we never lift fee numbers from listing portals. The current dollar amount for a specific home is provided on request and documented in the estoppel certificate the association issues for a sale. The master declaration sets the annual master assessment equally per lot or living unit, so an Executive home pays the same master dollar amount as any other unit type in Bella Terra.
For a Bella Terra Executive home, the master assessment funds the shared amenities and community-wide common areas, and the single-family sub-association funds the single-family neighborhood layer, architectural control, and management, plus reserves. What is different from the attached homes is what is not automatically included: under the recorded master declaration, lawn and landscaping on a single-family lot is the owner's responsibility, and the master association's only grounds duty is the main irrigation line. Whether the single-family sub-association re-bundles any lawn service into its dues is set in its own recorded declaration, which is not published publicly, so we confirm it for your home rather than assuming a lawn, roof, or paint item is covered. For most Executive owners, budgeting for their own lawn care is part of owning the house.
Every Bella Terra owner, including every Executive owner, also pays a flat, equal-per-unit master assessment to Bella Terra of Southwest Florida, Inc. The recorded master documents also provide for capital and transfer fees on a sale or lease, including an initial capital assessment for a first purchaser and a resale capital assessment, plus a transfer or membership fee on a lease, with the recurring dollar amounts set by the current budget and board resolution. The recorded bylaws cap a master special assessment at $200 per lot or living unit in any fiscal year absent a member vote. We confirm the current figures for your specific transaction.
For a specific Executive home, the exact, current dollar figures for the single-family sub-association dues, the master assessment, the Community Development District line, and any capital or transfer fees come from the estoppel certificate, the association, and the parcel's tax bill, 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.
The Executive Homes are governed by the recorded declaration for the Single Family Homeowners Association at Bella Terra (Official Records Book 4529, Page 2878), the bylaws of that sub-association, and the Bella Terra master declaration and rules, with architectural and exterior control exercised by the master Architectural Review Committee together with the single-family sub-association. The homes are governed under Florida's HOA statute, Chapter 720, not the condominium statute.
An Executive owner is bound by two sets of recorded documents. The first is the sub-association's own documents: the recorded Single Family Homeowners Association at Bella Terra declaration (Official Records Book 4529, Page 2878, recorded December 16, 2004) plus that association's bylaws and rules, which govern the single-family homes, common areas, assessments, leasing, pets, and 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 and again in 2025 as Instrument No. 2025000109634) and the master rules and regulations. The master declaration expressly lets a neighborhood association like the single-family sub-association set stricter rules on pets, parking, architecture, and leasing, which is the legal basis for the single-family three-month minimum lease.
This is the structural fact that defines the product. Because the Executive Homes are fee-simple detached single-family homes on their own lots under a homeowners association, they are governed by Florida Statutes Chapter 720, the HOA statute, not Chapter 718, the condominium statute. That means the Florida condominium Structural Integrity Reserve Study and milestone-inspection requirements that apply to condo buildings do not apply to the Executive Homes at all. It is a fundamentally different ownership and governance world from the Barletta condominium down the road, and even a step further removed than the attached villas and townhomes, because the Executive home is a standalone house.
Exterior changes on an Executive home, roof replacement, exterior paint and color, screen enclosures, pool cages, satellite dishes, driveway resurfacing, and landscaping changes, require approval from both the master Architectural Review Committee and the single-family sub-association before work begins, and all local Village of Estero permits still apply. That two-step approval is the standard for a single-family home here. The master architectural guidelines also recommend that single-family lot landscaping consist of at least 75 percent native vegetation, consistent with the community's development order. For a buyer, the architectural control keeps the streetscape consistent and protects resale value, while still leaving you real latitude on your own detached home and yard.
Reading the single-family and master documents correctly is part of representing you well. We flag the use restrictions, the single-family leasing and pet rules, the assessment authority, the architectural process, and any pending amendments before they affect your transaction. The full document links are in the Downloadable Documents section below.
The Executive Homes at Bella Terra are not an age-restricted community. Bella Terra is intentionally inter-generational and open to all ages, so Executive owners are a mix of families, snowbirds, retirees, and working professionals, not a 55-plus-only population. The authoritative community materials describe Bella Terra as inter-generational, and the amenity mix reflects that all-ages design.
We correct this misconception regularly because it changes who thinks an Executive home 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 family and a 70-year-old retiree can both own a Bella Terra Executive home, and both do. There is no age floor to purchase or occupy a Bella Terra Executive home.
For a family, all-ages plus a detached three or four-bedroom house with a yard inside a gated, amenity-rich community is close to the whole pitch, and the community is known locally as a family-heavy, friendly neighborhood. For a snowbird or a retiree, all-ages means a livelier, more varied community than an age-restricted enclave, with the same resort amenities. 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 and is exactly what makes the Executive homes work for full-time family living, not just seasonal residents. The community even runs a school bus stop at the clubhouse.
Bella Terra Executive homes can be leased, but every lease runs through the Single Family Homeowners Association's approval process, with a tenant application and association approval required before a lease begins. The minimum lease term is three months and the maximum is twelve, a de-facto ban on short-term and vacation rentals, homes must be used as single-family residences only, and sub-leasing is not permitted.
Leasing a Bella Terra Executive home is not a simple sign-and-go. The single-family sub-association operates a formal lease application and approval process, and an owner must obtain approval before a tenant takes possession. The application must be submitted at least 20 days before occupancy, and unregistered occupancy or occupancy before approval is prohibited. Every person 18 or older who will live in the home is subject to a background check. Homes must be used as a single-family residence only, and no portion of a home short of the entire home may be rented.
The single-family minimum lease term is three months and the maximum is twelve months, which effectively bars any sub-90-day or vacation rental. That is stricter than the master community's 30-day floor, and the master documents expressly permit the sub-association to be stricter. The lease process runs through Alliant Property Management and carries a fee stack: a $100 processing fee to Alliant, a $100 transfer-of-membership fee to the master association, a per-person background-check fee (about $40 each), and a transponder fee (about $25 per vehicle). The transfer-of-membership and transponder fees are refundable if residency is denied. A renewal each year requires a new application but no new fees or background checks. We confirm the current fees and the process for your specific home from the association documents and the estoppel.
A Bella Terra Executive home can work as a longer-term rental, but it is governed as a residential single-family home, not a short-term vacation product, with a three-month minimum term and an approval process. If your plan depends on weekly or nightly rentals, a Bella Terra Executive home 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 single-family approval process. Call Jesse direct at (239) 898-6072.
Executive Homes owners may keep pets, subject to the Bella Terra master rules and the single-family sub-association: a maximum of two commonly accepted household pets per home, pets must be leashed or hand-carried in common areas, owners must clean up after them, invisible electronic fences are prohibited on any lot, and pets are not allowed in the amenity facilities. No animal with a history of aggressive behavior is permitted, and no pet may be kept for a commercial purpose.
The recorded Bella Terra master rules and the single-family sub-association set the standard. The limit is no more than two commonly accepted household pets, such as a dog or cat, plus a reasonable number of caged birds or aquarium fish, per home, and that limit applies to owners and tenants alike. There is no master breed list and no stated weight limit, though the sub-association may add stricter limits. All animals must be leashed or hand-carried when outside the home and may not roam free or be left unattended. Owners must clean up after their pets. Electronic animal-containment systems, the invisible-fence type, are prohibited in any sub-association, which is a point single-family owners with a yard should note. Pets are not permitted in the clubhouse, fitness center, pool areas, playground, tennis and pickleball courts, the inline-skate rink, or other recreational facilities.
A few points matter for a detached home with a yard. Because invisible electronic fences are prohibited, an Executive owner who wants a contained yard needs an approved physical fence or enclosure through the architectural process rather than a buried wire. No animal exhibiting aggressive behavior, or with a history of such behavior, is permitted, and failure to disclose it can revoke pet privileges. No animal may be kept or bred for a commercial purpose. On a tenant lease, the single-family application requires rabies vaccination and spay or neuter documentation for a pet. Service and emotional-support animals are accommodated as the law requires. We confirm the current pet rules for your specific situation from the single-family and master documents 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.
The Executive Homes sit in FEMA Flood Zone X, an area of minimal flood hazard outside the Special Flood Hazard Area, confirmed across the Bella Terra footprint against FEMA's National Flood Hazard Layer, so flood insurance is not federally required for a standard mortgage. The community is inland in the incorporated Village of Estero, about three miles east of I-75, and was outside Hurricane Ian's coastal storm-surge zone, though it still saw hurricane-force wind. We frame this as low flood hazard, not a guarantee a home never floods.
The Bella Terra single-family footprint reads as FEMA Flood Zone X, the Area of Minimal Flood Hazard, outside the Special Flood Hazard Area, confirmed at multiple points across the community against FEMA's National Flood Hazard Layer, each returning Zone X with the Special Flood Hazard Area flag false. The effective FIRM panel is 12071C0625F, effective August 28, 2008, within a countywide map revalidated November 17, 2022, and the panel is not printed because there are no Special Flood Hazard Areas on it. Because the Executive homes are in Zone X and not a Special Flood Hazard Area, 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. Because a few interior lots sit near the community lakes, we always recommend a parcel-specific FEMA lookup for the exact home.
Bella Terra is inside the incorporated Village of Estero, not unincorporated Lee County, which matters for two reasons. First, building permits for an Executive home are issued by the Village of Estero, not the county. Second, the Village participates in FEMA's Community Rating System at Class 6, which provides a 20 percent discount on flood insurance premiums for policies in the high-risk zone. Because the Executive homes sit in the low-risk Zone X where flood insurance is not federally required, that discount is most relevant to owners who choose to carry a policy, but it is worth understanding correctly rather than assuming the unincorporated-county figure.
The Executive homes' 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 Hurricane Ian in 2022. Ian made landfall near Cayo Costa on September 28, 2022, as a high-end Category 4, and its worst damage in the Estero area was concentrated in low-lying coastal and riverine neighborhoods hit by storm surge near Estero Bay and the Estero River. Bella Terra's inland, elevated, Zone X position meant its exposure was principally wind and rain, not the coastal surge. We frame the community's hurricane exposure honestly as principally wind, and we do not claim a specific Executive home has never flooded or took no damage, because a Category 4 landfall produced widespread wind impacts region-wide.
The Executive homes' construction is inherently wind-resistant: concrete-block-and-stucco walls and concrete-tile roofs are among the more wind-resilient residential assemblies in Southwest Florida, compared with wood frame and shingle. Estero sits in the Florida Building Code's Wind-Borne Debris Region, where design wind speeds are 140 mph or greater, and homes built here in the mid-2000s and later were built to that modern code. Post-Ian engineering assessments from the Insurance Institute for Business and Home Safety and from Gallagher Re found that code-built homes performed as intended and that clay and concrete tile roofs generally did well. An Executive home's hurricane glass or shutters qualify as opening protection for wind-mitigation insurance credits, which an owner documents on the Florida Uniform Mitigation Verification Inspection Form (OIR-B1-1802).
FEMA's recent Lee County flood-map work centers on the Mullock Creek Basin, which sits west of Bella Terra between I-75 and U.S. 41. Bella Terra is about three miles east of I-75, outside that basin, so the Mullock Creek remap does not change the Executive homes' Zone X status. Lee County also has broader 2026 proposed flood-map revisions moving through the process, so we tell buyers that flood maps are periodically updated and that the current-year zone for a specific home should be verified at listing time at the FEMA Map Service Center.
Because the Executive homes are in Zone X rather than a Special Flood Hazard Area, 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. FEMA still notes that a meaningful share of flood claims come from outside high-risk zones, so optional Zone X coverage is worth considering, and an individual lender can still require it at its own discretion. Statewide, the Florida property-insurance market remains elevated after Ian but has begun to soften into 2026, with the state insurer of last resort cutting rates for most policyholders and depopulating policies to the private market. The Executive homes' Zone X status removes the federal flood mandate, and their concrete-block and tile-roof construction supports wind-mitigation credits.
For a detached single-family home, the individual owner carries the full homeowners policy on the structure and contents, including the windstorm coverage, while the single-family sub-association typically carries master liability and common-area coverage. This is a fuller insurance responsibility than a condo owner carries, because there is no building shell insured by an association, so an Executive buyer should budget for a complete homeowners and wind policy on the house. The good news is that the construction earns credits: know the roof age, get an OIR-B1-1802 wind-mitigation inspection, and capture the discounts the concrete-block and tile-roof, hip-roof construction supports. Always confirm a specific parcel's flood zone at the FEMA Map Service Center before closing.
The Estero public schools serving the Executive Homes include Pinewoods Elementary, Three Oaks Middle, and Estero High, per the Village of Estero and the School District of Lee County. Bella Terra sits in the district's East Zone, which uses a school-choice and proximity model rather than fixed attendance boundaries, so these are the schools that serve the area, and families confirm a specific address in the district's official locator rather than relying on a single guaranteed assignment.
The Village of Estero's official schools page lists Pinewoods Elementary (on Stoneybrook Golf Drive, immediately adjacent to the Bella Terra area), Three Oaks Middle, and Estero High as the public schools serving Estero. Bella Terra, being east of I-75, is in the Lee County School District's East Zone. Elementary and middle assignments within the zone use proximity, so a specific Executive home's schools are confirmed by an address lookup in the district's MapNet locator, which is the authoritative per-address answer.
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 geographic zones and proximity preference, so families rank schools within their zone rather than being assigned to one fixed school. So a specific Executive home address is not guaranteed to a single school by a hard boundary. The East Zone and the Pinewoods, Three Oaks, and Estero High set are the right framing for Bella Terra, and the authoritative per-address answer comes from the School District of Lee County's locator. We always tell buyers to confirm a current-year assignment for the exact home, since the plan is board-approved and can change year to year.
For families weighing private options, 3 Oaks Academy is a private K-12 school right in Estero near Bella Terra. For higher education, Florida Gulf Coast University, a public university, sits a short drive from Bella Terra toward I-75, and Florida SouthWestern State College is in south Fort Myers. Both are a genuine convenience for families with college-age students and part of what makes the Executive homes work for a long-term family.
Executive Homes daily logistics: Lee County Utilities provides water and sewer, the Habitat Community Development District supplies irrigation from community wells, Waste Pro is the curbside hauler for ZIP 33928 on a single-day weekly collection, and the community is gated with transponder-controlled resident entry, a visitor gate requiring identification, and a contracted security presence. Lawn care on a single-family lot is generally the owner's arrangement, pets must be leashed, and there is no on-street parking between 1:00 a.m. and 7:00 a.m.
Potable water and sanitary sewer for the Executive homes come from Lee County Utilities; the Habitat Community Development District does not own the sewer system. Irrigation is separate and community-wide: the district runs irrigation from on-site wells and pump stations, funded by the district assessment rather than by buying potable water for irrigation. The Executive homes carry a lawn irrigation system, which keeps irrigation costs out of your individual utility bill, though the lawn service itself is generally the owner's to arrange on a single-family lot.
The Executive homes are detached single-family homes on individual lots, so they receive standard Lee County curbside residential service through Waste Pro. Since May 2022, Estero moved to a single-day weekly collection, with trash, recycling, and yard waste all set out once per week on one day. The exact collection day is an address-specific lookup through the county's official tool; we do not guess a day. Community rules require containers to be stored out of street view between pickups and yard debris kept to the side of the home, with lawn and vendor crews permitted to work Monday through Saturday, 7:00 a.m. to 6:00 p.m.
Here is the practical difference that most defines day-to-day ownership of an Executive home versus an attached home in Bella Terra: the lawn is generally yours to maintain. Under the recorded master declaration, single-family lot lawn and landscaping upkeep is the owner's responsibility, with the master association responsible only for the main irrigation line, unless the single-family sub-association's own documents bundle a service, which are not published publicly. Lawns must be regularly cut and mulched areas re-mulched to community standards. Most Executive owners simply hire a lawn service, which is normal for a detached house, but you should budget for it rather than assume it is included, and we confirm the specifics for your home.
Bella Terra is a gated community with transponder-controlled resident entry through a front gate and a Barletta gate, plus a visitor gate where a government-issued driver's license is required each entry and a printed guest pass is issued. The community uses an electronic visitor-management system, and residents may keep a list of up to 15 permanent guests. A resident entry transponder is about $25, requires the vehicle and a driver's license, and is not issued to non-residents. A security presence and radar speed enforcement operate within the community, and the Lee County Sheriff has authority to patrol the roads. We describe the gates accurately, transponder-controlled resident entry plus visitor guest-pass control, rather than overstating a continuously manned 24-hour guard the recorded rules do not specify, and we confirm guard staffing hours with management when it matters.
The community parking rules apply to the Executive homes. Park on your driveway or in your garage; there is no on-street parking between 1:00 a.m. and 7:00 a.m. community-wide, street parking is only on the odd-numbered side in the direction of travel, and there is no parking within 10 feet of a mailbox before 6:00 p.m., within 25 feet of a hydrant or corner, or in a cul-de-sac. Boats, trailers, campers, and RVs are not permitted unless fully enclosed in a garage, and commercial vehicles may not be kept overnight. Golf carts must be registered with a numbered sticker, insured, and driven by licensed drivers on roadways and lots only.
Bella Terra fronts Corkscrew Road about three miles east of I-75 at Exit 123, the same interchange that serves Miromar Outlets and the Estero retail core. Southwest Florida International Airport (RSW) is roughly 14 miles and about a 15 to 20 minute drive north via I-75. Miromar Outlets is minutes west on Corkscrew Road, Coconut Point and Gulf Coast Town Center are a short drive, and the nearest Gulf beaches at Bonita Beach and Fort Myers Beach are roughly a 30-minute drive. Stoneybrook Golf Club, a public course, sits essentially across Corkscrew Road from the community. One near-term note for buyers: Lee County is widening Corkscrew Road past Bella Terra, with Phase 2 east toward Alico Road estimated to complete around summer 2026, a near-term construction impact and a long-term access improvement.
Single-family neighborhoods of this period commonly use standardized neighborhood mailboxes, and the master rules reference mailbox areas, but the exact delivery method for a specific Executive address is best confirmed with USPS or the association. The carrier is USPS and the ZIP is 33928. We verify the delivery method for your home when it matters.
The Executive Homes' closest comparables are other detached single-family homes in gated Estero and Bonita communities, but the Bella Terra Executive home's distinguishing feature is an attainable, mostly single-story, fee-simple detached house with a two-car garage and a private yard, plus full Bella Terra resort-amenity access and an inland Zone X flood posture. Within the community, the natural alternatives are the larger Manor and Estate homes, the attached villas and townhomes, and the Barletta condos.
The cleanest comparison for an Executive buyer is the rest of Bella Terra. If you want more house, the larger single-family Manor and Estate homes run up into the $800,000s and beyond, with more square footage and, in the Estate tier, more two-story plans. If you want single-story, attached living with a two-car garage and a bundled-maintenance sub-association, the Twin Villas deliver that on their own lots. If you want a roomy two-story attached home with a garage at a lower price, the Townhomes are the option. If you want the lowest entry price and do not need a garage or a yard, the Barletta condominiums are the step down. An Executive owner can move up or down 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, the Executive Homes compete with other gated single-family communities along the Corkscrew and US-41 corridors, including newer-construction communities farther east. The honest framing is about trade-offs: a brand-new home east on Corkscrew Road can offer the latest finishes but often carries higher fees, a construction wait, and a less-established setting, while a Bella Terra Executive home offers mature landscaping, a fully built-out amenity campus, an in-place Community Development District, and a location three miles from I-75. We will lay out the specific alternatives that fit your budget and priorities when we talk.
The Executive Homes occupy a specific niche inside Bella Terra: a true detached single-family house, mostly single-story, three or four bedrooms with a two-car garage and a private yard, at a price below the larger Manor and Estate homes, with the full resort-amenity package included. For a buyer who wants a real house with a yard without the maintenance and price of a large estate home, and without the shared walls of an attached product or the stacked-flat compromises of a condo, the Executive collection is the sweet spot. Call Marc at (239) 287-5873 to talk Executive homes versus the alternatives.
The honest case for the Executive Homes: a detached, fee-simple, mostly single-story house of roughly 1,669 to 2,463 square feet with a two-car garage and a private yard, full access to gated, resort-amenity Bella Terra, an inland Zone X flood posture, and strong resale liquidity. The honest trade-offs: the single-family Community Development District assessment is higher than the attached homes pay, lawn care is generally the owner's responsibility rather than a bundled service, the owner insures the full structure, leasing requires association approval with a three-month minimum, and floor plans and prices vary more than a single attached plan does.
For the right buyer, a family who wants a real house with a yard, a snowbird who wants a detached home to leave for the season, or a move-up buyer who wants single-story living inside a gated, amenity-rich community, the Executive Homes' pros far outweigh the cons. For a buyer who wants the absolute lowest entry price, a maintenance-free structure, or a large estate footprint, 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 Bella Terra Executive home, 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 26 Bella Terra Executive homes sold at a median of $552,500 and roughly 97.4% of list, and we price, market, and close to that live, collection-level data. Get a free valuation, or call Jesse direct at (239) 898-6072.
The Executive numbers favor a prepared seller. Twenty-six sales in 12 months against just six active listings is roughly 2.8 months of supply, a low-inventory, seller-favorable segment. The average sale-to-list ratio near 97.4% and the median of 79 days on market tell the same story: a correctly priced Executive home moves, and an overpriced one gives back a few points first. We price to the live Executive comps, the other single-story Executive homes matched to floor plan, view, pool, and condition, not to the larger Manor and Estate homes or a blended portal average that overstates your number.
Selling a detached single-family home in Bella Terra has its own steps. The single-family sub-association issues an estoppel certificate that documents the exact current dues, any special or transfer assessments, and the home's standing; buyers and their lenders require it, and the timing of that estoppel can affect your closing date. Bella Terra also runs purchase applications on resale through Alliant, to the single-family sub-association and the master, which you want started early. And Florida disclosure obligations, including the Community Development District bond disclosure on the tax bill and the governing-document delivery under Chapter 720, apply to your sale. The single most valuable thing we bring is correct pricing: because the MLS does not distinguish Executive from Manor and Estate, an automated valuation cannot see your collection, and we can. We manage the estoppel, the association approval, and the disclosures so the transaction stays on schedule.
We market your home to the buyers actually in this segment: families, snowbirds, and move-up buyers who want a detached house with a yard and a garage. That means professional photography that sells the single-story space, the yard, the pool, and the amenity access, honest positioning of the home's floor plan, view, pool, and the Zone X flood posture, placement in front of our qualified-buyer database, and pricing to the live Executive comp set. The goal is the top of your comp range, sold on schedule.
Get a free, data-backed valuation of your Bella Terra Executive home at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 (text or call). We will pull your home's live comp set and give you a real number, not a guess.
McGreevy and Comisar are your local Executive Homes 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 the Executive Homes at Bella Terra are a product we know home by home and plan by plan. 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 Executive Homes realtor, with a strong five-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.
★★★★★ "From our first call to the closing table, they made selling our Estero home feel easy. Honest pricing advice, constant communication, and a real plan. We could not have asked for more." (Diane R.) ★★★★★ "They knew our gated community inside and out, down to the association rules, and it showed. The whole process was smooth and the result beat our expectations." (Greg and Susan M.) ★★★★★ "As out-of-state buyers we leaned on them for everything, and they never let us down. Patient, responsive, and genuinely on our side." (Anthony C.) ★★★★★ "Professional, knowledgeable, and a pleasure to work with start to finish. I have already recommended them to two neighbors." (Pat L.) ★★★★★ "The best real estate experience we have had in Florida. They treated our sale like it was their own home." (Verified Google reviewer) Read more five-star reviews on Google
Thinking of selling or buying a Bella Terra Executive home? Call Jesse direct at (239) 898-6072, text or call.
These are the questions Executive Homes 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.
The Executive Homes are Bella Terra's entry single-family collection, detached homes built by Lennar and U.S. Home, most on a single story, in three and four-bedroom configurations with a two-car garage and a private yard. They are the smallest of Bella Terra's three single-family collections, below the larger Manor and Estate homes, and they are governed by a homeowners association under Florida Statutes Chapter 720, not condo law.
All three are Lennar single-family collections at Bella Terra, and the Multiple Listing Service lists them all under one Bella Terra Single Family category, so they look identical in a portal search. The practical difference is size and price: the Executive homes are the entry tier (on this page, the single-story homes of roughly 2,530 square feet or less), the Manor homes are the mid tier, and the Estate homes are the largest, often two-story. We separate them using the Lee County Property Appraiser record, home by home.
Most Executive homes are single-story. The county codes every one-story home as a Ranch improvement type and every two-story home as a Colonial type, and for this page we define the Executive collection as the single-story homes of approximately 2,530 square feet or less. The Executive brochure does include one two-story plan, the Monte Carlo, which sits outside that single-story definition.
Detached. Each Executive home is a standalone single-family house on its own platted lot, with no shared party walls, its own driveway, garage, and yard. That is the clearest difference from the attached villas and townhomes and the Barletta condos elsewhere in Bella Terra.
Recent Executive sales run roughly 1,669 to 2,463 square feet of living area, with a median around 2,134 square feet. The Lennar Executive floor plans span roughly 1,340 to 2,529 square feet under air. We confirm the exact living area for any specific home from the county record.
Lennar-published Executive brochures name single-story plans including the Capri, the Trevi, the Amalfi, and the Alexandria, plus a two-story Monte Carlo that falls outside our single-story Executive scope. Because Lennar reuses these plan names at other communities with different square footage, we anchor any plan claim for a specific home to the Lee County Property Appraiser record rather than a national brochure.
Most Executive homes are three or four bedrooms with two or three baths, and a two-car garage. Some plans add a den. We confirm the configuration for a specific home from the county record and the listing.
Yes. Every Executive home has an attached two-car garage, which is a key difference from the Barletta condos (carports) and part of the full single-family package, along with the private driveway and yard.
Many do. Private pools are more common in the Executive collection than in the attached products, and a screened lanai is typical. Owners also have full access to the master resort pool and spa. We map private pools and views home by home for buyers.
Some do. Bella Terra is laced with roughly 100 acres of lakes and about 400 acres of preserve, and lake and preserve lots carry a premium over interior lots. We flag the view for each active Executive home when you are shopping.
They were built by Lennar, under the Lennar and U.S. Home names, within the Bella Terra community developed by Habitat Lakes, L.L.C. County year-built stamps on Executive-range homes run roughly 2005 to 2013, so we describe the collection as built approximately 2004 to 2013.
The Bella Terra single-family homes sit across the community's recorded plat units, with the earliest and smallest homes in the first platted phase. Streets in the single-family data include Ardore Lane, Collina Court, Troia Drive, Velino Lane, Bella Terra Boulevard, Belvedere Lane, Torre Del Lago Street, and others. Because the collections are interspersed rather than strictly zoned by street, we identify Executive homes by their county record, not by street alone.
Bella Terra is 100 percent built out, so the Executive homes trade as resales. Lennar's current-generation new-construction communities are elsewhere in Estero. A resale Executive home comes with mature landscaping, a fully built-out amenity campus, and an in-place Community Development District, which is a real contrast with a new-build community farther east.
There are three layers: the Bella Terra master assessment (flat per home), the Single Family Homeowners Association sub-association dues, and the Habitat Community Development District assessment of $1,034.64 to $1,154.22 per home per year by lot width. We do not publish a master or sub-association 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 the single-family homes, the Habitat Community Development District assessment is set by lot width for FY2026: $1,034.64 (50-foot lots), $1,094.43 (60-foot lots), or $1,154.22 (75-foot lots) per home per year. Each shares the same $735.69 operations portion, with a higher debt-service portion than the attached homes. It appears on your Lee County property tax bill.
Because the single-family lots carried a larger share of the district's Series 2015 infrastructure bond. The operations portion ($735.69) is identical across every product type in Bella Terra; only the debt-service portion differs, and it is larger for the single-family homes than for the attached Duplex 35 homes ($974.85) or the Barletta condos ($915.06).
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, established in April 2003.
The debt-service portion amortizes the Series 2015 bond and runs until its final maturity on May 1, 2035, after which it falls off; the operations portion continues as long as the community exists. Some districts allow an early bond payoff through an estoppel and payoff letter, and we confirm the current option and figure for a specific home from the district.
As a non-ad valorem assessment line on your annual Lee County property tax notice, separate from the ad valorem (value-based) property tax, collected by the Lee County Tax Collector beginning November 1.
Lawn and landscaping on a single-family lot, and the insurance on the structure. Under the master declaration, single-family lot lawn care is generally the owner's responsibility, and the owner insures the full house, whereas the attached-home sub-associations bundle more exterior maintenance and a condo association insures the building shell. We confirm exactly what the single-family sub-association does and does not cover for your home.
The master documents provide for capital and transfer fees on a sale or lease, including an initial capital assessment for a first purchaser and a resale capital assessment, plus a transfer or membership fee on a lease, with dollar amounts set by the current budget and board resolution. We confirm the current figures for your specific transaction from the association and the estoppel.
Yes, if it is your primary residence. File with the Lee County Property Appraiser by March 1; the homestead exemption applies to assessed value and does not reduce the Community Development District non-ad valorem assessment. We can point you to the application.
Yes. Executive owners have full access to all Bella Terra master amenities, the roughly 7,000 square foot clubhouse, resort pool and spa, 24-hour fitness center, and all the courts and fields, with no separate membership and no per-use fee, just a signed amenity release and a roughly $10 photo ID access card.
Generally no, not automatically. Under the recorded master declaration, single-family lot lawn care is the owner's responsibility, with the master association responsible only for the main irrigation line, unless the single-family sub-association's own documents provide a service. Most Executive owners hire their own lawn service. We confirm the specifics for your home rather than quoting a portal.
The owner. Because the Executive home is a detached single-family house, the owner maintains and replaces the roof to the community's architectural standards, and roof replacement requires approval from the master Architectural Review Committee and the single-family sub-association. We confirm the exact standards for your home from the documents.
Yes. Bella Terra is gated with transponder-controlled resident entry at a front gate and a Barletta gate, a visitor gate requiring a driver's license and issuing a guest pass, an electronic visitor-management system, and a security presence with radar speed enforcement. We confirm staffed-gate hours with management rather than overstating a continuously manned 24-hour guard.
Yes, with rules. The limit is two commonly accepted household pets per home, pets must be leashed or hand-carried in common areas, owners must clean up, invisible electronic fences are prohibited on any lot, no animal with a history of aggression is allowed, and pets are not allowed in the amenity facilities. We confirm the exact rules for your situation.
Possibly, through the architectural process. Because invisible electronic pet fences are prohibited, an owner who wants a contained yard needs an approved physical fence or enclosure, which requires master Architectural Review Committee and single-family sub-association approval and a Village of Estero permit. We help you understand what is approvable before you buy.
Yes, with single-family association approval and a minimum lease term of three months (maximum twelve). Short-term and vacation rentals are not permitted, the home must be used as a single-family residence, and sub-leasing is not allowed. Every lease runs through the association's application and approval process.
No. Bella Terra is an all-ages, inter-generational community, not 55-plus, and it has a family-friendly reputation. There is no age restriction to buy or occupy a Bella Terra Executive home. The amenity mix, including a playground and ball fields, reflects that all-ages design.
No. There is no on-site golf course and no mandatory golf membership or fee. Golf carts may be driven only on the community's roadways and parking lots, by licensed drivers, with registration and insurance. Public golf, including Stoneybrook Golf Club, exists nearby and is separate.
Alliant Property Management manages both the Bella Terra master association and the Single Family Homeowners Association sub-association. The Habitat Community Development District is managed by its own district manager. Owners register with both the master and the single-family sub-association.
Park on your driveway or in your garage; there is no on-street parking between 1:00 a.m. and 7:00 a.m. community-wide, and boats, trailers, campers, and RVs are not permitted unless fully garaged. Commercial vehicles may not be kept overnight, and golf carts must be registered, insured, and driven by licensed drivers on roadways and lots only.
The Executive Homes are inside Bella Terra, off Corkscrew Road, about three miles east of I-75, in Estero, Lee County, FL 33928, within the incorporated Village of Estero.
Bella Terra is about three miles east of I-75 via Corkscrew Road at Exit 123. Southwest Florida International Airport (RSW) is roughly 14 miles and about a 15 to 20 minute drive north. Miromar Outlets is minutes west, Coconut Point and Gulf Coast Town Center are a short drive, and the nearest Gulf beaches at Bonita Beach and Fort Myers Beach are roughly a 30-minute drive.
The area schools are Pinewoods Elementary, Three Oaks Middle, and Estero High, per the Village of Estero. Bella Terra is in the Lee County School District's East Zone, which uses a school-choice and proximity model rather than fixed boundaries, so confirm a current-year assignment for the exact address in the district's MapNet locator.
Yes. 3 Oaks Academy is a private K-12 school right in Estero near Bella Terra, and Florida Gulf Coast University and Florida SouthWestern State College are a short drive for higher education. We can point you to each school's own official information.
The Executive homes read as FEMA Flood Zone X, an area of minimal flood hazard outside the Special Flood Hazard Area, confirmed across the Bella Terra footprint. Flood insurance is not federally required for a standard mortgage, though optional Preferred Risk coverage is available and a specific parcel near a community lake should always be confirmed individually.
Not federally, because the Executive homes are in Zone X (not a Special Flood Hazard Area). Many owners carry no flood policy; some choose optional low-cost Preferred Risk coverage. An individual lender can still require it, and you should 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 zone that drove the catastrophic flooding in Ian, so its exposure was principally wind and rain, not surge. We frame this honestly and do not claim a specific Executive home never flooded or took no wind damage. The primary source is the National Hurricane Center report on Ian.
For a detached single-family home, the owner carries the full homeowners policy on the structure, including windstorm, while the single-family sub-association typically carries master liability and common-area coverage. That is a fuller responsibility than a condo owner has. The concrete-block and tile-roof, hip-roof construction can earn windstorm-mitigation credits on an OIR-B1-1802 inspection.
Yes. Lee County is widening Corkscrew Road past Bella Terra, with Phase 2 east toward Alico Road estimated to complete around summer 2026, and major master-planned growth, including the 10,000-plus-home Kingston community, is underway farther east on the corridor. Bella Terra sits in the established, fully built-out core, which is a demand tailwind as new rooftops fill in around it.
It can be, as a longer-term, association-approved rental, not a short-term vacation product, with a three-month minimum term and an approval process. Single-family homes draw family and professional tenants in this area. We pull leased comps and walk you through the single-family approval process. Call Marc at (239) 287-5873.
These are the questions Executive Homes 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 home's number, call Jesse direct at (239) 898-6072.
The honest answer is the live Executive comp set. In the last 12 months 26 Bella Terra Executive homes sold at a median of $552,500, an average of $556,535, a range of $455,000 to $665,000, at roughly 97.4% of list. Your number depends on your floor plan, view, pool, condition, and upgrades. Call Jesse direct at (239) 898-6072 for a free, home-specific valuation.
The median sold price over the trailing 12 months is $552,500, with an average of $556,535, for the single-story Executive homes, per the Southwest Florida MLS Matrix pulled July 2026. Note that the median for all Bella Terra single-family homes, including the larger Manor and Estate homes, is higher at $590,000, which is why an all-single-family number overstates an Executive home's value.
Because the Multiple Listing Service, and every automated valuation built on it, cannot see the Executive, Manor, and Estate split. All three list under one Bella Terra Single Family category, so an automated model blends a 1,700 square foot Executive home with a 3,800 square foot estate home and hands you a distorted number. Separating your home to its true collection is the single strongest reason to use a Bella Terra specialist.
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 home's live Executive comps.
Recent Executive sales average about $262 per square foot of living area, though smaller Executive homes carry a higher per-square-foot figure and larger ones a lower one, depending on view, pool, condition, and upgrades. Because the collection's floor plans vary, we comp by plan rather than by a single blended per-foot number.
The segment is tight and liquid: 26 sales against six active listings (about 2.8 months of supply), with sellers capturing roughly 97.4% of list. That is a seller-favorable, low-inventory market. We give you the current read on your specific home when we value it.
Right now, six single-story Executive homes are active, between $469,500 and $684,900. We position your listing against that exact set, plus the most recent closed Executive comps matched to your floor plan, view, pool, and condition, so you are priced to sell, not to sit.
In the Executive collection's family and snowbird buyer pool, a furnished or turnkey offering can widen your buyer set and sometimes lift the price, especially for a snowbird buyer. Whether it makes sense for your home depends on the furnishings and the current comps; we will advise you specifically.
Yes. Lake and preserve lots carry a premium over interior lots, and a private pool draws a different buyer and price. Because the Executive floor plans vary, view, pool, plan, and condition are the main value drivers, and we comp your home accordingly.
Twenty-six single-story Executive homes sold in the trailing 12 months, per the Southwest Florida MLS Matrix pulled July 2026. Across all Bella Terra single-family homes, including Manor and Estate, 53 sold in the same window.
Six single-story Executive homes are active as of the July 2026 pull, listed between $469,500 and $684,900, roughly 2.8 months of supply.
About 79 days on market at the median over the last 12 months, though well-priced Executive homes move faster and overpriced ones sit longer. Pricing to the live Executive comps is the difference.
The average sale-to-list ratio is about 97.4% over the last 12 months. Correctly priced Executive homes capture more of list; overpriced ones give back several points before they sell.
The indicators are seller-favorable: low inventory (six actives), steady absorption (26 Executive sales a year), and roughly 97.4% 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 2.8 months of inventory. That said, pricing discipline still matters, because buyers know the comps and the spread between a smaller interior Executive home and a larger, lake-view, or pool home is real.
About 2.8 months (six active listings against a 26-sales-per-year pace), which is a tight, seller-favorable single-family segment.
Southwest Florida's selling season strengthens with the winter snowbird influx, but the Executive segment's low inventory means a well-priced home can sell year-round. We will time your listing to your goals and the current active set.
Nationally the slow months are late summer and early fall, but Southwest Florida inverts that: winter is peak buyer traffic as snowbirds arrive. For a Bella Terra Executive home, the low inventory softens seasonality, and correct pricing matters more than the calendar. We plan the timing with you.
The tight, liquid resale market (a sold range of $455,000 to $665,000 with steady turnover) and the county Just-value cross-check both point to stable values. There is a reliable buyer pool for a detached, mostly single-story house with a yard and a garage at this price point.
In a single-family home here, an updated kitchen, updated baths, newer flooring, a newer roof, impact-conscious updates, a pool or refreshed pool cage, and a clean, move-in-ready presentation tend to return the most. We will tell you which improvements pencil out for your specific home before you spend a dollar.
To the live Executive comp set, the other single-story Executive homes matched to floor plan, view, pool, and condition, not to the larger Manor and Estate homes and not to a blended portal average. That collection-level comp discipline is exactly what we bring to every Executive listing.
An Executive sale runs through the Single Family Homeowners Association under Chapter 720, with an estoppel and purchase applications, and the right comps are other single-story Executive homes rather than the villas, townhomes, or condos. The owner also conveys a fuller maintenance and insurance responsibility, which we position honestly to buyers.
It depends on the roof's age and condition and the current comps. In Southwest Florida a newer roof helps insurability and buyer confidence, so roof age is one item worth addressing when it is near end of life; cosmetic updates are more selective. We will tell you exactly which repairs are worth doing for your home before you list. Call Jesse direct at (239) 898-6072.
Generally yes. A private pool and a lake or preserve lot both draw a premium and a wider buyer pool in this segment. We quantify the premium from the closed Executive comps so your pricing reflects your specific lot and features.
Cash offers and iBuyer pitches typically discount hardest on a well-kept single-family home, because they price in a margin. Before you accept one, we will show you a real net-sheet comparison against a full-service listing so you can see the difference in your pocket, not just the speed.
You will need the estoppel certificate from the Single Family Homeowners Association, the governing documents (the single-family declaration, bylaws, and rules, plus the master documents), 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 home's standing as of closing. Buyers and lenders require it, and its turnaround time can affect your closing date, so we order it early through Alliant.
Florida requires HOA disclosures to the buyer, including delivery of the governing documents and the association's financials under Chapter 720, plus standard property disclosures. We make sure your disclosure package is complete and compliant.
Yes. The Habitat Community Development District assessment, including the bond portion, is a recurring obligation that transfers with the property and appears on the tax bill, and Florida requires Community Development District disclosure to the buyer. We handle that disclosure correctly.
Yes. The remaining bond debt stays with the property and passes to the new owner, who continues to pay it on the tax bill through the bond's 2035 maturity unless it is paid off. We disclose it clearly, since it can affect a buyer's carrying-cost math and financing.
Bella Terra runs purchase applications on resale through Alliant, to the Single Family Homeowners Association and the master association, with a background and approval step for the buyer. We start these early so the approval does not delay your closing.
Yes. The master rules restrict for-sale signage and require open houses to finish by 5:00 p.m. and to be registered weekly with Alliant, with directional-signage limits. We follow the policies so your marketing stays compliant.
They factor into a buyer's carrying-cost math, so we position your home's fee structure honestly and in context, the higher single-family Community Development District assessment and the association dues against the services and amenities they buy, so the fees are framed as value, not just cost.
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.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. We will value your home to its true Executive collection, order the estoppel, manage the association approval, and market to the right buyer pool, end to end.
The Executive Homes are governed by a layered set of recorded documents, the master declaration, the single-family sub-association records, and the Habitat Community Development District's 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.
The Single Family Homeowners Association at Bella Terra, Inc. (the single-family sub-association)
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 and single-family associations) 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
Builder, Floor Plans, and Development
Community and market research conducted July 2026; Executive market data pulled from the Southwest Florida MLS Matrix (Sub/Condo Name Bella Terra, Building Design Single Family) on July 1, 2026, and hand-filtered to the single-story Executive homes of approximately 2,530 square feet or less. 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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