Bellamare is a 20-home street of detached single-family houses on Via Bellamare Lane in Miromar Lakes, built mostly 2003 to 2007, with 14 lots classed by the county as lakefront and eight recorded sales since 2021. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Bellamare sellers call first, and the team Bellamare buyers call when they want the record rather than the brochure: what each recorded Bellamare sale actually paid, which of the 20 lots the county classes as lake lots, what the Miromar Lakes CDD puts on a Bellamare tax bill, and what the flood map says about Via Bellamare Lane. Bellamare is a 20-home single-family neighborhood inside the master-planned community of Miromar Lakes, in unincorporated Lee County near Estero, Florida. It is one street of detached homes, built mostly from 2004 to 2007, a little under half a mile east of the Beach Clubhouse, and fourteen of its twenty lots are classed by the county as lakefront. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
This guide is built from the Lee County Property Appraiser parcel roll, lot layer and qualified-sale file (dated September 2026), the recorded Bellamare plat, the Florida Division of Corporations register, the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, FEMA’s National Flood Hazard Layer, Lee County’s hazard, utility and zoning layers, and the Southwest Florida MLS figures we pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question.
If you own in Bellamare and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, flood and comparison sections will tell you whether Bellamare fits before you tour.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Bellamare because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Bellamare market read built from every qualified Bellamare deed, the recorded plat, the county’s lot records and the CDD’s own budget.
If you’re searching for the best realtor for Bellamare in Miromar Lakes, Estero, whether you’re ready to sell your Bellamare 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, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters in Bellamare for a specific reason. Twenty homes on one street produce very few sales, and the few there are carry the whole market. The Lee County deed record shows eight qualified Bellamare sales in the 60 months since September 2021, from $1,500,000 to $3,975,000, and only one of them, the $1,500,000 sale of the smallest home on the street in May 2026, in the last twelve months. A listing agent who prices a Bellamare home off that single recent sale, or off a Miromar Lakes average, can miss the price by more than a million dollars.
Recent Bellamare track record (last 12 months): In the last 12 months Bellamare has seen 1 resale in the Lee County qualified-deed record (September 2025 through the newest recorded Bellamare deed, May 29, 2026), and the highest-priced Bellamare sale in that window was $1,500,000. The Southwest Florida MLS (pulled September 30, 2026) shows the same single closing in the 12 months to September 30, 2026, at $1,500,000 after 140 days on market, 78.9 percent of its $1,900,000 list price. We tracked every qualified deed, and we will walk you through each one.
Honors and recognition:
Selling your Bellamare home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Bellamare? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Bellamare also runs through the Estero-area market as a whole, and our guide to the best real estate agents in Estero sets out how we compare with the other teams working this corridor.
Bellamare at Miromar Lakes, section by section. Each link below jumps to its part of this guide, from the market snapshot and the lake lots to the fee layers, the flood record, the comparison with Isola Bella, the seller section and the sources behind every figure.
Living in Bellamare means owning a detached single-family home on a single, quiet street inside Miromar Lakes Beach & Golf Club, most likely on a lakefront lot, a short drive or cart ride from the Beach Clubhouse, under the community’s Master Association. Bellamare buyers get a full estate-style house and a lake lot at a smaller scale than the community’s largest estate sections.
Bellamare is a street of detached houses, not villas or condominiums. The Lee County Property Appraiser codes all 20 Bellamare parcels as single-family (use code 01), and the Miromar Lakes CDD bills Bellamare in its single-family class, the same class as Isola Bella, Anacapri, Castelli and Verona Lago. Fourteen of the twenty lots carry the county’s “single family residential, lake” land-use code; the other six are coded as single-family lots without the lake designation.
Bellamare sits between the community’s villa streets and its largest estates. The typical Bellamare home has three or four bedrooms (nine of each on the roll), about 3,700 square feet of heated space, and a lot of roughly a third of an acre. That profile suits buyers who want a lakefront single-family house without the scale of Isola Bella or Castelli, where median homes run about 4,900 and 6,500 square feet, and buyers moving up from a villa who want their own lakefront lot. A 20-home gated street also suits owners who spend part of the year away.
A Bellamare morning can start with a walk or cart ride of a little under half a mile to the Beach Clubhouse, where the 10,000 square foot zero-edge pool, the fitness center and the three miles of private beach are Master Association common area. Afternoons on Lake Como, the community’s 700-acre freshwater lake, and evenings at the Blue Water Beach Grill are the pattern the developer describes; the developer also says residents launch from lakefront homes by private or shared docks. Golf is a separate membership at the Miromar Lakes Golf Club, Miromar Outlets and Gulf Coast Town Center are about 7 minutes away by our free-flow estimate, and the developer puts Southwest Florida International Airport 10 to 15 minutes away.
Data updated: September 2026. The Bellamare market is thin and wide: the Lee County qualified-deed record shows 8 Bellamare sales in the 60 months since September 2021, from $1,500,000 to $3,975,000, and 24 since September 2009 at a median of $1,738,000, with no qualified sale at all in calendar 2025 and one in May 2026.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales of improved single-family parcels, matched to Bellamare by plat, not by name. No 12, 24, 36 or 60-month window holds ten Bellamare sales, so the headline median uses all recorded history since September 2009, the first window with ten or more; because that long window mixes 2012 prices with 2024 prices, we list every sale from the last 60 months below instead of summarizing them with a median. One builder-direct sale, the first sale of the 2009-built home, sits in the long window; every other sale is a resale.
Measure (Lee County qualified deeds) | Bellamare |
|---|---|
Headline window | All recorded history, September 2009 to the newest Bellamare deed (May 29, 2026) |
Qualified sales, all history | 24 (1 builder-direct, 23 resales) |
Median sale price, all history | $1,738,000 (even count: middle pair $1,726,000 and $1,750,000) |
Range, all history | $890,000 to $3,975,000 |
Qualified sales, 60 months since September 2021 | 8, all resales (listed below) |
Range, 60 months | $1,500,000 to $3,975,000 |
Dollar volume, 60 months | $21,919,000 |
Mean price per heated square foot, 60 months | $731 (mean of each sale’s own ratio) |
Sales since September 2025 | 1: $1,500,000 (May 2026) |
Recorded | Price | Heated sq ft | Price per sq ft | Year built | County lot class |
|---|---|---|---|---|---|
June 2022 | $2,500,000 | 3,710 | $674 | 2006 | Lake |
November 2022 | $3,975,000 | 3,719 | $1,069 | 2006 | Lake |
December 2022 | $3,395,000 | 5,318 | $638 | 2009 | Not lake |
April 2023 | $2,650,000 | 3,710 | $714 | 2006 | Lake |
April 2023 | $2,100,000 | 3,417 | $615 | 2004 | Lake |
January 2024 | $2,900,000 | 3,417 | $849 | 2004 | Lake |
February 2024 | $2,899,000 | 3,710 | $781 | 2006 | Lake |
May 2026 | $1,500,000 | 2,968 | $505 | 2005 | Not lake |
Three things stand out. First, the lake counts: the six lake-lot sales ran from $615 to $1,069 a square foot, while the two sales on lots without the county’s lake designation came in at $638 and $505. Second, the May 2026 sale is the outlier, not the market: at 2,968 square feet it is the smallest home on the street, on one of the six lots without the lake code, and at $505 a square foot it priced below every other recent Bellamare deed. Third, two homes appear more than once. One lake home sold in June 2022 for $2,500,000, in April 2023 for $2,650,000 and in February 2024 for $2,899,000; another sold in April 2023 for $2,100,000 and again nine months later for $2,900,000. The deed record does not show what work, if any, was done between those sales.
Data updated: September 2026. The Lee County file lets us follow Bellamare back to 2009. Counts are qualified improved-home deeds only; a year with one or two sales is a data point, not a trend.
Year | Qualified sales | Price or prices |
|---|---|---|
2009 | 1 | $1,560,000 (builder-direct) |
2011 | 1 | $1,625,000 |
2012 | 2 | $890,000 and $1,225,000 |
2014 | 1 | $1,726,000 |
2015 | 3 | $1,300,000 median ($1,300,000 to $2,274,000) |
2017 | 2 | $1,750,000 and $2,325,000 |
2018 | 1 | $1,300,000 |
2019 | 2 | $1,000,000 and $1,175,000 |
2020 | 2 | $1,210,000 and $2,700,000 |
2021 | 1 | $2,925,000 |
2022 | 3 | $3,395,000 median ($2,500,000 to $3,975,000) |
2023 | 2 | $2,100,000 and $2,650,000 |
2024 | 2 | $2,899,000 and $2,900,000 |
2025 | 0 | no qualified sale recorded |
2026 (to May 29) | 1 | $1,500,000 |
Before 2020 no Bellamare deed cleared $2,325,000. From 2021 through 2024 every Bellamare sale but one reached at least $2,500,000, and the $3,975,000 recorded in November 2022 is the highest Bellamare price in the county file.
In the 12 months to September 30, 2026, the Southwest Florida MLS (pulled September 30, 2026) shows 1 Bellamare closing, at $1,500,000 on May 29, 2026, after 140 days on market, at 78.9 percent of its $1,900,000 list price and $505 per heated square foot, with no active listing, no pending sale and no rental. Across all of Miromar Lakes Beach & Golf Club the same pull shows 88 closings in the 12 months at a median of $1,483,284, a top sale of $5,900,000 and 40 active listings; 19 community rentals were rented in the last 365 days at a median of $8,500 a month, and 18 rentals are active.
Unlike some Miromar Lakes neighborhoods, Bellamare’s county and MLS records line up: the county’s one qualified deed since September 2025, recorded May 29, 2026 at $1,500,000, is the same date and price as the September MLS pull’s one closing. The two records measure different things, since the county records the deed’s consideration and the MLS records the reported closing price, and a sale that never ran through the MLS would appear only in the deed record, which is why we treat the county file as the primary record.
Bellamare is a scarcity market with a real spread. With 20 homes and roughly one or two sales in a typical year, the next listing competes with almost nothing inside the neighborhood, but its buyer has only a handful of deeds to compare it with, and those run from $505 to $1,069 a square foot. The spread says the market pays heavily for a lake lot, a larger floor plan and an updated house, and discounts hard for what a buyer sees as work to be done or a lot without open water. If you are selling, get a Bellamare-specific valuation from our free home valuation page or call Jesse at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or start with our buyer representation page.
Bellamare came to be as Unit VI of Miromar Lakes Beach & Golf Club, a platted single-family neighborhood recorded in Lee County Plat Book 74, Pages 17 to 19, with a later replat, Unit VII-A, adding two lots; its first home was built in 2003, and 18 of its 20 homes were finished by 2007.
Miromar Lakes Beach & Golf Club is the work of Miromar Development Corporation, a Florida company that describes itself as founded in 1988 and whose portfolio also includes Miromar Outlets and the Miromar Design Center. The community’s master Declaration of Covenants, Conditions, Restrictions and Easements was recorded on December 27, 2000 at Official Records Book 3343, Page 294, and the declarant entity is Miromar Lakes, LLC. The Miromar Lakes Community Development District was created in September 2000 by Lee County Ordinance 00-17, on about 972 acres east of Interstate 75 and north of Florida Gulf Coast University.
The Lee County roll records Bellamare as two plat pieces. Eighteen lots sit in Miromar Lakes Unit VI Bellamare, Plat Book 74, Pages 17 to 19: Block A, lots 2 to 12, on the even-numbered side of Via Bellamare Lane, and Block B, lots 1 to 7, on the odd-numbered side. The two end lots, Block A lot 1 and Block B lot 8, sit in Miromar Lakes Unit VII-A, a later replat described in Instrument 2007-247202, which Bellamare shares with the two end lots of Caprini. The Unit VI plat also carries Tract A, the right of way that is Via Bellamare Lane, Tract B, which the county’s lot layer classes as lake, and Tracts C, D and E, classed as buffer, conservation and water retention.
The county roll dates 18 of the 20 Bellamare homes to 2003 through 2007: one in 2003, three in 2004, six in 2005, five in 2006 and three in 2007. One home carries a 2009 year built and one carries 2011, the last two lots to be built on. Bellamare’s plat is recorded in the same Plat Book 74 as Isola Bella’s Unit V, the estate plat a short way south past Caprini. Twenty years on, that age profile is what a Bellamare buyer’s inspector and insurer focus on, which is why roof, windows and permit history matter so much in the sections below.
Bellamare is a 20-home single-family street inside Miromar Lakes, and its eight recorded sales since September 2021 ran from $1,500,000 to $3,975,000. If you own there, get a free Bellamare home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
A Bellamare home is a detached single-family house of about 3,200 to 4,800 heated square feet, most often with three or four bedrooms and three or four baths, on a lot of roughly a third of an acre along Via Bellamare Lane, built in the Italian-inspired architectural language that runs through all of Miromar Lakes Beach & Golf Club.
Measure (Lee County roll, September 2026) | Bellamare |
|---|---|
Homes | 20 single-family parcels |
Heated area | 2,968 to 5,328 sq ft |
Median heated area | 3,671 sq ft |
Average heated area | 3,891 sq ft |
Bedrooms | 3 bedrooms: 9 homes; 4 bedrooms: 9 homes; 5 bedrooms: 2 homes |
Bathrooms on the roll | 3 baths: 10 homes; 4 baths: 9 homes; 5 baths: 1 home |
Year built | 2003 to 2007 (18 homes), 2009 (1), 2011 (1) |
Lot size (county lot layer) | 0.306 to 0.457 acres |
Lots classed as lakefront | 14 of 20 |
Heated area is the county’s figure for air-conditioned living space. It excludes the garage, covered lanai and pool deck, so a listing’s “total” square footage will be larger. When a listing and the roll disagree, ask which measure the listing used. Bath counts on the roll can also differ from a listing’s count of full and half baths.
The Lee County Property Appraiser’s lot layer gives 14 Bellamare lots the land-use description “single family residential, lake”: seven on the even-numbered side in Block A (lots 2 to 8), six on the odd-numbered side in Block B (lots 1 and 3 to 7) and the Unit VII-A lot at the odd-numbered end. The other six lots, Block A lots 9 to 12, Block B lot 2 and the Unit VII-A lot at the even-numbered end, carry the plain single-family code. The code is the county’s classification, not a survey of the view, so walk the lot and read the plat before you rely on it; it is still the clearest public signal of why one Bellamare sale lands at $505 a square foot and another at $1,069.
Bellamare homes follow the Mediterranean vocabulary Miromar Lakes uses everywhere: tile roofs, stucco, arched openings and covered lanais that open to a pool deck, many facing the water. On a home built in 2005 or 2006, the practical questions are the age and type of the roof, whether every opening has impact-rated glass or tested shutters, the age of the air-conditioning equipment and pool equipment, the condition of any dock or seawall element, and whether past work was permitted. Lee County’s permit portal answers the permit question by address, and the storm and permit sections below explain why each item matters at resale.
A Bellamare home carries Master Association membership under the master Declaration, and through it the Beach Club’s pool, beach, fitness, tennis and lake privileges for one registered household per lot; golf is a separate, optional membership with its own $140,000 initiation fee, and dining, spa services and rentals are paid as used.
Inside Bellamare itself the shared features are modest: the private street, its landscaping and entry, the lake and water-retention tracts on the plat, and whatever boat-slip arrangement the owners hold. The Florida Division of Corporations lists Bellamare Boat Slips, LLC, a limited liability company filed on January 26, 2017, active, with its principal address on Via Bellamare Lane. How many slips it holds, which owners may use them, what they cost and whether a membership passes with a sale are not stated in any public document we found; ask the seller for the company’s operating terms and any recorded easement before you sign.
The Beach Club is Master Association common area. The developer’s own description lists a 10,000 square foot zero-edge infinity pool with a beach entry and a children’s wading pool, about three miles of private white-sand beach, a Beach Clubhouse with a dining room, library, wine room, billiard room, card room and theater, a Wellness Spa and a fitness center. The Racquet Club has seven lighted Har-Tru tennis courts and dedicated lighted pickleball courts, which the Winter 2024 resident newsletter counts at six, plus bocce and a family mini-putt course. A Social Lounge and a Golf Simulator Suite inside the Beach Clubhouse were announced for late fall 2026. The January 30, 2024 edition of the Master Association Rules and Regulations ties Beach Club use to one registered household per lot and says general use of the beach, pool, tennis and locker rooms is included in the periodic assessments, while food and drink, spa services, classes, room rentals and boat and equipment rentals are charged separately. Those rules sit under the master Declaration.
Lake Como is a 700-acre contiguous freshwater lake, 26 to 40 feet deep, with no tides and no connection to the Gulf. The developer lists swimming, water-skiing, wakeboarding, sailing, kayaking, paddleboarding and fishing, and says residents launch from lakefront homes by private or shared docks, and can tie up at the Beach Clubhouse and the Blue Water Beach Grill. The Master Association’s rules prohibit personal watercraft such as jet skis, cap motorboats and pontoons at 23 feet (pontoon motors at 40 horsepower or less) and sailboats at 21 feet, require every boat to be registered, and limit lake swimming to within 50 feet of shore in the roped area by the Beach Club, never from sundown to dawn. The land under Lake Como belongs to the Miromar Lakes CDD, and the CDD’s stormwater rules say a dock built into a lake maintenance easement is the dock owner’s to maintain. Florida Gulf Coast University, next door, runs its own student waterfront on the lake, so expect university users on the water.
The Miromar Lakes Golf Club course is an 18-hole, par-72 Arthur Hills Signature design, remastered by Drew Rogers, with six sets of tees from about 4,500 to 7,100 yards. The developer describes it as the only Arthur Hills Signature course in Southwest Florida. Membership is optional; the official golf page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip that waitlist. A Bellamare purchase is a resale, so a Bellamare buyer who wants golf should plan on the waitlist.
Dining at the Beach Clubhouse and the Blue Water Beach Grill, spa treatments, lessons and classes, marina slips at the Marina on the Peninsula, boat rentals and concierge tasks such as home watch or pool cleaning are all pay-as-used. The developer lists these services but does not publish their prices, and golf dues are not published either.
Bellamare fees come in two confirmed layers, Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill, plus any neighborhood or boat-slip charge the estoppel shows. Only the CDD layer is published: $1,588.14 per Bellamare home for Fiscal Year 2027. The Master Association does not publish its dues, so the estoppel certificate is where a buyer gets the real number.
Miromar Lakes Master Association, Inc. (Florida document N00000005816), formerly named Miromar Lakes Beach and Golf Club Master Association, owns and runs the Beach Club and the community common areas under the master Declaration recorded at Official Records Book 3343, Page 294. Its dues, any Beach Club charges and any capital contribution at resale are not published in any public primary document we found. The official Contact page routes estoppel requests to the Master Association, and Florida Statute 720.30851 requires the association to issue an estoppel certificate on request that sets out the regular assessment, the amount owed and any special assessments.
We searched the Florida Division of Corporations register for every Bellamare and Bella Mare name in September 2026 and found no Bellamare homeowners’ association or condominium association tied to Miromar Lakes; the two associations with similar names are in Flagler and Miami-Dade counties. The Bellamare entity on the register is Bellamare Boat Slips, LLC (document L17000021323), an owner company, not an association. Whether a recorded Bellamare supplemental declaration creates a neighborhood assessment, for example for the street’s landscaping or the lake tract, is not answered by any public source we reached; the Master Association’s estoppel will show any neighborhood charge, and we do not repeat dues figures from listing remarks.
The Miromar Lakes Community Development District is a unit of local government under Chapter 190 of the Florida Statutes, and its assessments appear on the Lee County property tax bill. Its adopted Fiscal Year 2027 budget (October 1, 2026 to September 30, 2027), adopted at the District’s May 14, 2026 public hearing, lists Bellamare in its single-family class at $848.16 of debt service plus $739.98 of operations and maintenance, for a total of $1,588.14 per home, across 20 assessment units. The debt portion repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032; the operations portion continues after that. Paying the tax bill in November earns up to a 4 percent discount.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
Neighborhood or slip charges | Set by any recorded Bellamare document or the slip company | Not published; none confirmed | Estoppel certificate; seller’s slip documents |
CDD | Miromar Lakes Community Development District | $1,588.14 per home, Fiscal Year 2027 | FY2027 adopted budget; your tax bill |
Golf (optional) | Miromar Lakes Golf Club | $140,000 initiation; dues not published |
Florida Statute 720.401 requires a seller in a homeowners’ association community to give the buyer a disclosure summary before the contract is signed, and Florida Statute 190.048 requires every sale contract inside a CDD to carry a bold notice that the District may levy taxes or assessments on the property. For the dollars, ask for three things early: the Master Association’s estoppel certificate, the most recent Lee County tax bill for the home, which shows the CDD line, and, if the home comes with a boat slip, the slip company’s operating terms and any charges. We request all of them at listing so a Bellamare buyer never meets a new number at the closing table.
Bellamare’s yearly cost of ownership stacks Master Association dues, the $1,588.14 CDD assessment, any slip or neighborhood charge, and Lee County ad valorem property tax, which for Bellamare’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Bellamare parcel sits in Lee County Property Appraiser taxing district 071, “San Carlos Fire”, which is unincorporated Lee County rather than the Village of Estero. The 2025 final millage for that district totals 13.2715 mills. The largest pieces are Lee County general revenue at 3.7623 mills, public schools at 5.3190 mills combined, and the San Carlos Park Fire District at 2.3590 mills, with the unincorporated-area MSTU, the library district, South Florida Water Management District levies and several smaller county districts making up the rest. The 2026 millage book was not yet posted when we checked in September 2026.
On an illustrative taxable value of $2,500,000, 13.2715 mills produces about $33,179 of ad valorem tax, and the CDD’s $1,588.14 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually well below market value because of the exemption and the assessment cap described next, and a new buyer’s taxable value resets toward market value the year after purchase. Pull the actual bill for the home you are considering; this example is arithmetic, not a Bellamare tax bill.
A Florida resident who owns and lives in a Bellamare home on January 1 can apply to the Lee County Property Appraiser by March 1 for the homestead exemption of up to $50,000. Once homesteaded, the assessed value can rise each year by no more than the lower of 3 percent or inflation, which the Department of Revenue set at 2.7 percent for 2026. A joint resolution (HJR 1-F) that would raise the non-school homestead exemption is on the November 2026 ballot; it is a proposal, not law, until voters approve it.
Bellamare homes are governed by the master Declaration for Miromar Lakes Beach & Golf Club, recorded at Official Records Book 3343, Page 294 and administered by the Master Association, with the Master Association’s rules on top and any recorded Bellamare plat restrictions or supplemental declaration beneath them.
The master Declaration was recorded December 27, 2000, and the Miromar Lakes CDD’s stormwater rules cite it by book and page, including its Section 22.4 lake maintenance easements, which matter on a street where 14 of 20 lots are lake lots. Its Sections 11.3 and 11.5 let the Master Association board and the declarant adopt rules. The current rules, in the edition dated January 30, 2024, cover Beach Club use, lake use, vehicle registration and a schedule of fines. Master Association members vote through Neighborhood Voting Representatives rather than individually, under the Master Association’s 2000 Articles of Incorporation.
We found no Bellamare-specific declaration in any public online index, and no Bellamare association to administer one. The Lee County Clerk’s official records are the place a title search will find any supplemental declaration recorded against Unit VI or Unit VII-A, and the title commitment on a Bellamare purchase should list every recorded restriction on the lot. Until then, treat the master Declaration and the Master Association’s rules as the documents in force.
The master Declaration provides a community-level architectural review layer, and its written guidelines are not posted publicly. Before you plan a pool remodel, a new roof in a different material, a color change, a new dock or a boat lift, get the written guidelines and the approval process from the Master Association; a dock also sits in a lake maintenance easement that the CDD’s stormwater rules govern. A Bellamare seller should be ready to show that past exterior changes were approved.
Bellamare is not a 55+ community. No primary source for Miromar Lakes Beach & Golf Club designates it as housing for older persons, and the Master Association’s rules define a registered household as including dependent children under 25 and set supervision rules for children at the Beach Club, which fits an all-ages community.
Florida stopped registering 55+ communities with the Florida Commission on Human Relations on July 1, 2020, so there is no state list to check; the recorded declaration is the authority. For a Bellamare seller, the practical effect is a wider buyer pool: families, working-age buyers relocating to the Estero area and retirees can all buy in Bellamare.
A Bellamare home can be leased, but the minimum lease term, how often an owner may lease and whether a lease needs approval are set by the master documents and any recorded Bellamare restrictions, which are not published online. The Master Association’s rules do say that a leasing owner must designate the tenant as the Beach Club user for the lease term.
That designation matters. Beach Club privileges belong to one registered household per lot, so while a tenant holds them, the owner does not. Owners must also register every occupant with the Master Association within 10 days of any change in occupancy. On rental demand, the Southwest Florida MLS pulled September 30, 2026 shows Miromar Lakes rentals that rented in the last 365 days at a median of $8,500 a month across the whole community, and Bellamare has no rental in the pull. Before you buy a Bellamare home as a seasonal rental, read the master Declaration’s leasing provisions and ask whether any boat slip can be used by a tenant; before you list one with a tenant in place, tell us the lease end date so showings can be scheduled around it.
Pets live in Bellamare homes, but the number, size and breed limits, if any, are set in the master documents and any recorded Bellamare restrictions, which are not published online. The one published pet rule is the Master Association’s: dogs and other pets are not allowed at the Beach Club, except assistance animals.
Ask for the pet provisions with the association documents, and remember that the lake is wildlife habitat: on a street of lake lots, the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Bellamare sits in FEMA Flood Zone X, an area of minimal flood hazard, on Lee County’s effective map panel 12071C0582F; it is in Lee County Evacuation Zone D, one of the county’s least vulnerable zones, and it is built to a 160 mph design wind speed inside the wind-borne debris region, where openings need impact protection.
We queried FEMA’s National Flood Hazard Layer at Bellamare’s two end addresses, 17980 and 18100 Via Bellamare Lane, and both return Zone X, “area of minimal flood hazard”, on panel 12071C0582F, effective August 28, 2008. FEMA’s zone test across all of Miromar Lakes puts every Bellamare parcel in Zone X, lake lots included; the AE zones in the community sit in other neighborhoods. Zone X is not “no flood risk”. It means a federally backed lender generally does not require flood insurance, but flood coverage is still available in Zone X. The address-level answer is always FEMA’s Flood Map Service Center, Lee County’s flood portal and the home’s elevation certificate, if one exists.
Because Bellamare is in unincorporated Lee County, Lee County’s standing in FEMA’s Community Rating System applies, not the Village of Estero’s. Unincorporated Lee County is a CRS Class 5 community, which gives National Flood Insurance Program policyholders a 25 percent discount on premiums. FEMA confirmed in November 2024 that unincorporated Lee County would keep that 25 percent discount after a corrective action plan.
Lee County’s evacuation layer places Bellamare in Evacuation Zone D, storm surge zone 4. Lee County describes Zone D as one of its least vulnerable evacuation zones, among the last to be ordered out, and names wind, including tornadoes, as the most significant danger there. Check your zone each season on Lee County’s Know Your Zone lookup, because evacuation orders are issued by zone.
The Lee County Property Appraiser’s wind layer puts Bellamare at an ultimate design wind speed of 160 mph for ordinary homes (Risk Category II) and inside the wind-borne debris region. The Florida Building Commission notes that peninsula design wind speeds are unchanged in the 2023 code. For a Bellamare owner, that means replacement windows and doors must be impact-rated or protected by approved shutters, and a buyer’s wind-mitigation inspection will look for exactly that, along with roof-to-wall connections and the roof covering’s age.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm. The National Hurricane Center’s records for Southwest Florida International Airport, about four miles north of Miromar Lakes, show a gust of 96 knots and 6.54 inches of rain, and surge of 8 to 12 feet struck coastal Estero, Bonita Springs and North Naples, well west of Miromar Lakes. Hurricane Milton in October 2024 brought a 56-knot gust at the airport. We found no primary source documenting surge or specific structural damage inside Miromar Lakes from either storm, and we make no claim either way. Bellamare’s deed record shows two sales at $3,975,000 and $3,395,000 in November and December 2022, weeks after Ian, so buyers were still paying Bellamare’s highest recorded prices weeks after the storm; a Bellamare seller should still disclose any storm repairs and insurance claims on the home itself.
The state records point to an easing market. Citizens Property Insurance, the state-backed insurer, stood at 278,662 policies in June 2026 after peaking at 1.42 million in October 2023, and recommended an average personal-lines rate decrease for 2026. Florida’s Office of Insurance Regulation reported in May 2026 that 20 new property and casualty insurers had entered the state since the 2022 and 2023 reforms. Florida law also bars an insurer from refusing to write or renew a homeowner’s policy solely because the roof is less than 15 years old. None of these sources publishes Bellamare or Miromar Lakes premiums, and we do not quote any; get a quote on the specific house, with its wind-mitigation and four-point reports, before you commit.
Florida Statute 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, stating whether the seller knows of flood damage during ownership, has filed a flood insurance claim or has received federal flood assistance. A Zone X designation does not remove that duty.
Bellamare is served by the School District of Lee County through its proximity-based school-choice plan, not a single assigned school: families rank schools within the choice zone tied to their address, and Florida Gulf Coast University sits immediately next to Miromar Lakes.
Under the district’s Student Enrollment Plan for 2026 to 2027, elementary and middle school families choose among the schools in the proximity zone for their address, with lottery priority for students within two miles and for the nearest school in the zone. For high school, the plan’s South Zone is described as generally south of Dr. Martin Luther King Jr. Boulevard and the Caloosahatchee River, and by that description Miromar Lakes falls inside it. Which proximity zone and which South Zone sub-zone serve Via Bellamare Lane is answered by the district’s School Enrollment Zones map for the specific address, and we do not name a zoned school here. Miromar Lakes parcels fall in Lee County School Board District 2.
Permits for Bellamare homes are issued by the Lee County Department of Community Development, because Bellamare is in unincorporated Lee County, not the Village of Estero; permit history for any Bellamare address is searchable online in Lee County’s eConnect portal without an account.
Lee County’s Accela Citizen Access portal, branded eConnect, searches by address, case number or the parcel’s STRAP number, and the county says no account is needed to look up records. Pull the history before you list or before you make an offer: open or expired permits for a roof, windows, a pool heater, a lanai enclosure, a dock or a boat lift are among the most common reasons a Bellamare closing slows down. Elevation certificates on file for unincorporated parcels can be searched through the county’s flood portal, and work in or over the lake can also need South Florida Water Management District approval.
A roof replacement and window or door replacements need a building permit in Lee County. Under Florida Statute 553.844, if a roof was built, repaired or replaced to the 2007 Florida Building Code or later, replacing 25 percent or more of it requires only the replaced portion to meet the current code. Most Bellamare homes were built between 2004 and 2007, so the date and code edition of the current roof matter to a buyer’s insurer as much as its appearance.
Bellamare sits inside the Miromar Lakes Mixed Use Planned Development, a Development of Regional Impact approved by Lee County in 1999 and now governed by resolution Z-13-020; the whole project covers 1,800.70 acres, and the land around Bellamare is either built community, lake or Florida Gulf Coast University.
Lee County’s planned-development datasheet for the Miromar Lakes MPD/DRI (master number DRI900359) records approval for up to 3,716 residential units on 1,042 acres, 650 boat slips, 150 hotel rooms and 150,000 square feet of commercial space, with 344.70 acres of wetlands and conservation. Those are approved maximums, not a count of what is built. The Bellamare lots are zoned PUD on the county roll and the plat’s tracts MPD. The Lee Plan’s future land use category for the community is University Community. The active new construction inside Miromar Lakes, at Positano, Messina and Nerano, is in other parts of the community. The largest change nearby is outside it: the Florida Department of Transportation’s Interstate 75 project from Golden Gate Parkway to Alico Road, which adds optional toll express lanes through the Corkscrew Road interchange, is slated to begin in fall 2026.
Daily life in Bellamare runs on Florida Power & Light electricity, Lee County Utilities water and sewer, Friday curbside collection by Waste Pro, the San Carlos Park Fire District and a staffed Miromar Lakes gatehouse, with Southwest Florida International Airport 10 to 15 minutes away by the developer’s own measure.
Miromar Lakes is gated, with a staffed gatehouse and two entrances. The Master Association’s rules require residents to register every vehicle and issue a decal and transponder for the main gate, and guests are admitted on a resident’s authorization. Owners register every occupant within 10 days of a change in occupancy.
Lee County’s electric territory layer returns Florida Power & Light across Miromar Lakes, not LCEC. Water and sewer are Lee County Utilities. Fire and rescue are the San Carlos Park Fire District, which appears on the tax bill at 2.3590 mills for 2025.
Bellamare is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer puts Via Bellamare Lane on a Friday route. Collection is once a week for garbage, recycling and yard waste, set out by 5:30 a.m.; bulky-item pickup is available on request through the county.
Bellamare addresses use Miromar Lakes, FL 33913, a mailing name the Postal Service accepts for the ZIP code; the Census geocoder returns the default postal city, Fort Myers, for the same addresses. Miromar Lakes is not an incorporated city: it sits in unincorporated Lee County near Estero. Whether mail comes to the door, the curb or a cluster box, and which internet providers serve Via Bellamare Lane at the address level, are not confirmed in any public source we reached; the Village of Estero lists Comcast, Frontier, CenturyLink and Summit Broadband as providers in the adjoining area.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimates from the Sales Gallery, which run longer in season, put Florida Gulf Coast University at about 5 minutes, Miromar Outlets, Gulf Coast Town Center and Interstate 75 at about 7, Coconut Point at about 15 and Barefoot Beach Preserve at about 31. For emergencies, Lee Health’s Coconut Point freestanding emergency department is open 24 hours, about 16 minutes away, and Gulf Coast Medical Center, a state-approved Level II trauma center, is about 16 minutes away in Fort Myers.
Bellamare compares as the mid-sized, mid-priced lakefront single-family street in Miromar Lakes: on the same county-deed yardstick its homes are smaller than Isola Bella’s, Anacapri’s and Castelli’s, its sales far more frequent, and its $1,588.14 CDD line identical to all of theirs and to Verona Lago’s.
Data updated: September 2026. Every row below uses the same yardstick: Lee County qualified improved-home deeds since October 2013, the first window with ten or more Isola Bella sales, matched by plat, with the mean of each sale’s own price per heated square foot, plus the same deeds counted over the 60 months since September 2021. Where a neighborhood has fewer than 10 sales in a window, treat its median as indicative only.
Neighborhood | Homes | Built | Median heated sq ft | Sales since Oct 2013 | Median since Oct 2013 | Mean $/sq ft | Sales, 60 months | CDD FY2027 per home |
|---|---|---|---|---|---|---|---|---|
Bellamare | 20 | 2003 to 2011 | 3,671 | 20 | $2,187,000 | $562 | 8 | $1,588.14 |
Isola Bella | 13 | 2004 to 2009 | 4,945 | 9 | $2,840,000 | $593 | 2 | $1,588.14 |
Anacapri | 10 | 2006 to 2009 | 4,346 | 7 | $1,700,000 | $563 | 2 | $1,588.14 |
Castelli | 8 | 2007 to 2022 | 6,486 | 4 | $4,600,000 | $705 | 2 | $1,588.14 |
Verona Lago | 61 | 2001 to 2007 | 3,442 | 49 | $1,595,000 | $499 | 15 | $1,588.14 |
Caprini | 27 | 2004 to 2020 | 3,191 | 27 | $1,845,000 | $594 | 10 | $1,446.61 |
Isola Bella is Bellamare’s closest match on paper: a 13-home single-family estate neighborhood recorded as Unit V in the same Plat Book 74, built over the same years, billed in the same CDD class and mapped in the same Zone X. Its homes and lots are larger, and it has not recorded a qualified sale since May 2022. It is the rival in the decision section below.
Anacapri and Castelli share a single plat, Unit IX, and together hold 18 homes, fewer than Bellamare alone. Anacapri’s homes are larger than Bellamare’s but have traded at almost the same mean price per square foot since 2013; Castelli is the community’s large-estate end, with a median heated area near 6,500 square feet. All three pay the same $1,588.14 CDD line.
Verona Lago is the community’s high-volume single-family section, 61 homes built from 2001 to 2007 at a similar median size to Bellamare’s, and it trades more often at a lower price per square foot. Caprini, Bellamare’s next-door villa street, shares the Unit VII-A replat, has somewhat smaller homes and pays the lower villa-class CDD line of $1,446.61.
Bellamare versus Isola Bella comes down to size, price and liquidity: Bellamare is the larger neighborhood with smaller homes and lots, 20 homes against 13, a $2,187,000 median against Isola Bella’s $2,840,000 on the same deeds since October 2013, and eight sales in the last 60 months against Isola Bella’s two; both pay the same $1,588.14 CDD line and sit in Zone X.
Factor | Bellamare | Isola Bella |
|---|---|---|
Recorded plat | Miromar Lakes Unit VI Bellamare, Plat Book 74, Pages 17 to 19, plus Unit VII-A | Miromar Lakes Unit V Isola Bella, Plat Book 74, Pages 9 to 12 |
Homes | 20 single-family | 13 single-family |
Street | Via Bellamare Lane | Isola Bella Court |
Year built on the roll | 2003 to 2011 | 2004 to 2009 |
Heated area, median | 3,671 sq ft (range 2,968 to 5,328) | 4,945 sq ft (range 4,237 to 6,903) |
Bedrooms on the roll | 3 to 5 | 3 to 5 |
Lot size | 0.306 to 0.457 acres | 0.492 to 0.835 acres |
Lots classed as lakefront by the county | 14 of 20 | 12 of 13 |
Qualified sales since October 2013 | 20 | 9 |
Median sale since October 2013 | $2,187,000 | $2,840,000 (fewer than 10 sales) |
Mean price per sq ft since October 2013 | $562 | $593 |
Sales, 60 months since September 2021 | 8 ($1,500,000 to $3,975,000) | 2 ($3,367,500 and $5,500,000) |
Most recent qualified sale | May 2026, $1,500,000 | May 2022, $5,500,000 |
Southwest Florida MLS, 12 months to September 30, 2026 | 1 closing, 140 days on market; 0 active | 0 closings; 0 active |
CDD, Fiscal Year 2027 | $1,588.14 (single-family class, Series 2022) | $1,588.14 (single-family class, Series 2022) |
Neighborhood association on Sunbiz | None found; Bellamare Boat Slips, LLC registered | None found |
FEMA flood zone | X | X |
Choose Bellamare if you want a lakefront single-family house of about 3,200 to 4,800 square feet, a street where homes actually come to market every year or two, and lake-lot sales that have ranged from $2,100,000 to $3,975,000 since 2022. Choose Isola Bella if you want a larger house, a lot of half an acre or more and one of the community’s smallest enclaves, and you are prepared to wait, since it has not recorded a qualified sale since May 2022. Either way, the September 2026 MLS shows both neighborhoods with no active listing, so the practical question is often which one produces a seller first. Sellers in either neighborhood can start with a free home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.
The honest case for Bellamare is a lakefront single-family house on a 20-home street a short trip from the Beach Club, at a lower entry price than the larger estate enclaves; the honest case against it is a 20-year-old housing stock, unpublished dues, unpublished boat-slip terms and so few sales that pricing any single Bellamare home takes real work.
If the pros fit, sellers can get a free Bellamare home valuation or call Jesse at (239) 898-6072, and buyers can call Marc at (239) 287-5873 or read how we represent buyers.
If you’re searching for a Bellamare listing agent, or thinking, ‘I need someone to sell my Bellamare home…’, start with the record: 8 qualified Bellamare deeds in 60 months, from $1,500,000 to $3,975,000, none in 2025 and one in May 2026. McGreevy and Comisar price, prepare and market Bellamare homes from that record, not from a community average.
Our credentials as your Bellamare listing agent:
In the last 12 months Bellamare has seen 1 resale in the Lee County qualified-deed record, at $1,500,000, the smallest home on the street. Over the 60-month window the record shows 8 resales and $21,919,000 in volume. The Southwest Florida MLS pulled September 30, 2026 shows 140 days on market for that one closing, at 78.9 percent of its list price. We tracked every qualified Bellamare deed, and we will walk you through each one.
Three things. First, the comparable set is tiny and wide, so a Bellamare price has to be built from a handful of Bellamare deeds, adjusted for the lot, the floor plan and condition, and checked against Isola Bella, Anacapri and Verona Lago. Second, the paperwork is unusual: there is no neighborhood association estoppel to order, but there is a Master Association estoppel, the CDD line on your tax bill and, if your home has slip rights, the slip company’s documents, and all of it should be in hand before the first showing. Third, resale buyers who want golf face a $140,000 initiation and a waitlist, so we market Bellamare on the lake, the Beach Club and the house itself, and we tell golf buyers the truth up front.
Start with a free Bellamare home valuation. Or talk to Jesse direct: (239) 898-6072, text or call.
Buying rather than selling? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Bellamare owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and for this Bellamare guide they read the plat, the county’s lot records, the state corporate register, the CDD budget and every qualified Bellamare deed in the Lee County record before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Bellamare guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has lived in Estero since 2003, a short drive from Miromar Lakes, and the team works the Estero-area golf and lake communities every season. You can read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the full record is below:
McGreevy and Comisar is a top-reviewed Bellamare realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Beth Shaw, 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.” Christian Schnabel, verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, verified Google review
Selling a Bellamare home? Get a free Bellamare home valuation, or call Jesse direct at (239) 898-6072.
Buying in Bellamare? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
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).
Video walkthroughs, market updates and community tours are on McGreevy and Comisar on YouTube, and the team keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Bellamare, see our Miromar Lakes guide, our Estero guide and our guides to the neighboring streets Isola Bella and Caprini.
These are the questions buyers ask us about Bellamare at Miromar Lakes, answered from the county record, the state corporate register, the CDD’s filings and the developer’s own pages.
Bellamare is a neighborhood of 20 detached single-family homes on Via Bellamare Lane inside Miromar Lakes Beach & Golf Club, recorded as Miromar Lakes Unit VI Bellamare in Lee County Plat Book 74, Pages 17 to 19, plus two lots in Unit VII-A. It sits under the community’s Master Association and pays the CDD’s single-family assessment.
There are 20 homes in Bellamare, all coded single-family on the Lee County Property Appraiser roll: 18 lots in the Unit VI Bellamare plat and 2 lots in Unit VII-A. The Miromar Lakes CDD’s Fiscal Year 2027 budget also bills Bellamare as 20 assessment units.
Every Bellamare home is on Via Bellamare Lane, numbered 17980 to 18100, a little under half a mile east of the Beach Clubhouse at 18061 Miromar Lakes Parkway, next to Caprini. The mailing address is Miromar Lakes, FL 33913.
Bellamare is in Miromar Lakes, in unincorporated Lee County near Estero, not inside the Village of Estero or the City of Fort Myers. Miromar Lakes is a mailing name the Postal Service accepts for ZIP 33913, not a city. Permits come from Lee County, and fire service from the San Carlos Park Fire District.
Bellamare is its own recorded plat, Unit VI, not part of the Costa Maggiore units, which the county records as Units XVII, XVIII and XX. It sits just north of Caprini, a little under half a mile east of the Beach Clubhouse, and its plat is recorded in the same plat book as Isola Bella’s.
No primary source we could find names Bellamare’s builder or builders, so we do not name one. The community’s developer is Miromar Development Corporation, and the county roll shows the first Bellamare home built in 2003 and the last in 2011.
The county roll dates 18 of the 20 Bellamare homes to 2003 through 2007, most of them to 2005 and 2006. One home carries a 2009 year built and one carries 2011.
Bellamare homes run 2,968 to 5,328 heated square feet on the county roll, with a median of 3,671. Nine have three bedrooms, nine have four and two have five. Heated area excludes garages, lanais and pool decks.
No. The Lee County Property Appraiser’s lot layer classes 14 of the 20 Bellamare lots as single-family lakefront and six as single-family without the lake designation. Walk the lot and read the plat for the specific home, because the view and the price both turn on it.
The county lot layer puts Bellamare lots at 0.306 to 0.457 acres, roughly a third of an acre each. That is smaller than Isola Bella’s lots, which run about half an acre to 0.835 acres.
Not necessarily. The developer says Miromar Lakes residents launch from private or shared docks, and an owner company, Bellamare Boat Slips, LLC, is registered on Via Bellamare Lane. Which homes hold a dock or a slip, and on what terms, is not in any public document, so ask for the specific home’s dock permits and slip documents.
Yes, within limits. The Master Association’s rules allow lake swimming only within 50 feet of shore in the roped area by the Beach Club, and never from sundown to dawn. The Beach Club’s 10,000 square foot zero-edge pool is the everyday swimming option.
Boats are allowed on Lake Como if registered with the Master Association: motorboats and pontoons up to 23 feet (pontoon motors 40 horsepower or less) and sailboats up to 21 feet; personal watercraft are prohibited. Lake Como is a freshwater lake with no Gulf access, so there is no boating route to open water.
Bellamare owners pay Miromar Lakes Master Association dues, which the association does not publish, and we found no separate Bellamare association. The Master Association’s estoppel certificate, which Florida Statute 720.30851 requires on request, gives a buyer the current figure and shows any neighborhood charge before closing.
Yes. The Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget sets Bellamare’s assessment at $1,588.14 per home: $848.16 of debt service and $739.98 of operations and maintenance. It is collected on the Lee County property tax bill.
Golf is optional. The Miromar Lakes Golf Club’s official page puts the initiation fee at $140,000, up from $110,000 before December 1, 2023, and a waitlist applies. The developer says new-construction buyers can skip the waitlist; a Bellamare purchase is a resale.
Yes. Bellamare is inside the gated Miromar Lakes community, which has a staffed gatehouse and two entrances. Residents register their vehicles with the Master Association and receive a decal and transponder for the main gate.
No. No primary source designates Miromar Lakes as 55+ housing, and the Master Association’s rules count dependent children under 25 as part of a registered household. Bellamare is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are in the master documents and any recorded Bellamare restrictions, which are not posted online. When a home is leased, the owner designates the tenant as the Beach Club user for the lease term.
Yes, subject to the master documents and any recorded Bellamare restrictions, which set any limits and are not posted online. The Master Association’s published rule bars pets from the Beach Club, except assistance animals.
Bellamare is in FEMA Zone X, an area of minimal flood hazard, on map panel 12071C0582F, effective August 28, 2008, lake lots included. Flood insurance is generally not required by a federally backed lender in Zone X but is available, and unincorporated Lee County’s CRS Class 5 rating gives a 25 percent NFIP discount.
We found no primary source documenting surge or specific structural damage inside Miromar Lakes from Hurricane Ian in 2022, and we make no claim either way. Ian’s surge struck the coast well to the west; ask any Bellamare seller for the home’s own storm-repair and claim history.
The School District of Lee County uses proximity-based school choice, so families rank schools within the zone tied to their address rather than receiving one assigned school. Check the district’s School Enrollment Zones map for a specific Via Bellamare Lane address. Florida Gulf Coast University is next door.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimate from the Sales Gallery is about 9 minutes; allow more in season.
Roughly one or two a year. The county recorded 24 qualified Bellamare sales from September 2009 to May 2026 and 8 in the 60 months since September 2021, with none in calendar 2025. The September 2026 MLS pull shows no active Bellamare listing.
The National Association of Home Builders named Miromar Lakes its Community of the Year in January 2011 and its Beach Clubhouse the Best Clubhouse in 2010, and in 2024 the Lee Building Industry Association named it the Grand Best Master-Planned Community of the Year.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we lead Domain Realty Group, the #1 team in Southwest Florida since 2012. In a 20-home neighborhood with one or two sales a year, we tracked every qualified Bellamare deed and every lot’s county classification so you know what a fair price is before one comes to market. Call Marc at (239) 287-5873.
These are the questions Bellamare owners ask us before a sale, answered from the county record, the state corporate register, the CDD’s filings, the September 2026 Southwest Florida MLS pull and the other facts on this page.
Your Bellamare home’s value sits inside a recorded range: eight qualified Bellamare deeds since September 2021 ran from $1,500,000 to $3,975,000, and the six on lots the county classes as lakefront ran from $2,100,000 to $3,975,000. Where your home lands depends on its lot, its size, its condition and its roof and windows. We build that number from the Bellamare deeds themselves; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows one Bellamare sale since September 2025: $1,500,000, recorded May 29, 2026, for the smallest home on the street, 2,968 heated square feet, on a lot without the county’s lake classification. The Southwest Florida MLS pulled September 30, 2026 shows the same closing at $1,500,000 after 140 days on market.
No, not by itself. That sale was the smallest Bellamare home, on one of the six lots the county does not class as lakefront, and at $505 a square foot it priced below every other Bellamare deed since 2021. A lake-lot home of 3,700 square feet compares first with the 2022 to 2024 lake-lot deeds, which ran from $615 to $1,069 a square foot.
Bellamare has only 20 homes and averages one or two sales a year, so a year with none is ordinary scarcity, not a warning sign. The effect is on the appraisal side: with few recent deeds, an appraiser may reach back to the 2023 and 2024 Bellamare sales or to Verona Lago and Isola Bella, so a well-documented price case matters more than usual.
On the county record since 2021, the six lake-lot sales ran from $615 to $1,069 a heated square foot, and the two sales on lots without the lake classification came in at $505 and $638. The gap is large but the sample is small, so we price a Bellamare lake lot from the lake-lot deeds and a non-lake lot from its own evidence rather than blending them.
On the county deeds since October 2013, Bellamare’s median is $2,187,000 at a mean of $562 a square foot, Isola Bella’s $2,840,000 at $593, Anacapri’s $1,700,000 at $563 and Verona Lago’s $1,595,000 at $499. On price per square foot, Bellamare and Isola Bella have traded within about $31 of each other since 2013, so a well-presented Bellamare lake home is priced against Isola Bella on the square foot, not on the total.
Start with the six Bellamare lake-lot deeds from June 2022 to February 2024, then the two non-lake sales, adjusted for time, size, condition and lot, and check the result against Isola Bella and Verona Lago. We do not price a Bellamare home from a Miromar Lakes community median; the September 2026 MLS community median, $1,483,284, mixes condominiums and coach homes with estates.
Treat it as a starting guess. An automated estimate leans on recent nearby sales, and Bellamare’s only sale in the last year was a $1,500,000 non-lake home, the smallest on the street. A model that anchors to that print without seeing your lot, floor plan and condition can undervalue a lakefront Bellamare home by a wide margin; a local, document-based valuation is the reliable route.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, so touring activity concentrates in those months. With 20 homes and often no competing Bellamare listing, a well-prepared home can sell in any month; aim to be photographed, documented and on the market before the season’s buyers arrive.
Before, if you can. Listing in the fall lets the documents, photographs and pricing be settled before seasonal buyers tour, and puts your home in front of them the week they arrive. Bellamare’s one MLS closing in the September 2026 pull took 140 days on market, so a spring listing can run into the summer months.
They can. The county record shows a Bellamare deed recorded in June 2022 at $2,500,000, and the street’s highest recorded price, $3,975,000, in November 2022, before the winter peak. A summer Bellamare listing may face no competing Bellamare inventory at all, as the September 2026 MLS pull shows.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012. For Bellamare specifically, we pulled every qualified Bellamare deed, the plat, each lot’s county classification, the corporate register and the CDD budget before writing this page, and we price and document a Bellamare listing from that record.
The buyers who fit Bellamare want a lakefront single-family house of about 3,200 to 4,800 square feet without the price of the larger estate enclaves, or are moving up from a villa or coach home. Bellamare’s all-ages status means families and working-age buyers relocating to the Estero area are in the pool alongside retirees.
We lead with what a distant buyer cannot see: photography and video of the house, the lot and the view across Lake Como, the route to the Beach Club, and a document package with the Master Association estoppel, the CDD line, the permit history and any dock or slip documents. Out-of-state buyers commit faster when the paperwork answers their questions before they fly in.
Document it. If your home holds a private dock, have its permit and any lift permit ready; if it holds rights through Bellamare Boat Slips, LLC, have the company’s operating terms, your membership record and any charges in writing. Buyers pay for boat access they can verify, and slip terms that are not public on any record should be in the listing package from day one.
Golf is a separate, optional membership in the Miromar Lakes Golf Club, and its dues and resale transfer terms are not published. The official golf page lists a $140,000 initiation fee and a waitlist for new members, with new-construction buyers able to skip it. Tell us if you hold a golf membership, and we will confirm its terms with the club before listing.
The official Miromar Lakes Golf Club page puts the membership initiation fee at $140,000, up from $110,000 before December 1, 2023, and golf dues are not published. Because a Bellamare home is a resale, a buyer who wants golf should expect the waitlist, so we market Bellamare on the lake, the Beach Club and the house first.
Two confirmed layers and one to check: the Miromar Lakes Master Association assessment, the $1,588.14 Fiscal Year 2027 CDD line on the tax bill, and any neighborhood or boat-slip charge. The Master Association does not publish its dues, so the buyer will ask for its estoppel certificate and your latest tax bill; having both ready at listing keeps the fee conversation short.
An estoppel certificate is the association’s signed statement of what is owed on your home: regular assessments, any unpaid amounts and any special assessments. Florida Statute 720.30851 governs its content and fees. A Bellamare sale needs one from the Miromar Lakes Master Association, whose official Contact page routes estoppel requests to it; we found no separate Bellamare association, and we order the certificate at listing.
We found no public primary document that states a transfer fee or capital contribution for a Bellamare resale, and we do not quote figures from listing remarks. Any such charge will appear on the Master Association’s estoppel certificate, and any slip transfer charge in the slip company’s documents, which is why we request both before the contract is signed.
We found no Bellamare association, and no public document shows a buyer-approval step for a Bellamare resale. The master Declaration and any recorded Bellamare restrictions govern, and Florida law requires you to give the buyer the association disclosure summary before signing. We read the recorded documents at listing so any approval step is built into the contract timeline.
The buyer sees a Miromar Lakes CDD line of $1,588.14 for Fiscal Year 2027: $848.16 of debt service on the District’s Series 2022 bonds and $739.98 for operations and maintenance. Florida Statute 190.048 requires the sale contract to carry a bold notice that the District may levy assessments on the property.
The CDD’s assessment levy sheets carry a prepayment column, and some Miromar Lakes units have prepaid their debt assessment, so prepayment is possible. The District says per-parcel principal balances are available by parcel ID. Whether prepaying helps your sale is a pricing question, since the Bellamare debt line is $848.16 a year and runs only to 2032.
The Bellamare debt line repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032. After that, the debt portion should end, while the $739.98 operations and maintenance portion continues. That shrinking obligation is a small, real selling point against the $2,856.44 lines on the newer estate neighborhoods.
Bellamare is in FEMA Zone X, an area of minimal flood hazard, on panel 12071C0582F, lake lots included. Florida Statute 689.302 still requires you to give the buyer a flood disclosure stating whether you know of flood damage during your ownership, filed a flood insurance claim or received federal flood assistance, whatever the zone.
No law requires a four-point inspection to sell; it is an insurance underwriting report on the roof, electrical, plumbing and air conditioning. Because 18 of the 20 Bellamare homes were built from 2003 to 2007, a buyer’s insurer is likely to ask about those systems, and a recent report in hand at listing answers the question early.
Yes. Bellamare is in a 160 mph design wind speed area inside the wind-borne debris region, so insurers credit roof-to-wall connections, the roof covering and impact-rated openings. A current wind-mitigation report shows a buyer’s insurance agent those features and can lower the premium the buyer is quoted, which supports your price.
Most Bellamare roofs date from 2003 to 2007 unless replaced, and Florida law bars an insurer from refusing a policy solely because a roof is under 15 years old, so an older roof invites questions. A permitted replacement, with its date and code edition, is one of the strongest facts a Bellamare seller can document.
Yes. Pull your address’s history from Lee County’s eConnect portal, which needs no account, and close any open or expired permits for a roof, windows, pool equipment, a lanai, a dock or a boat lift before listing. Bellamare is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
Update selectively. Bellamare’s recent deeds spread from $505 to $1,069 a square foot, and the lot and condition explain much of that spread, so systems buyers price heavily (roof, impact openings, air conditioning, the dock) usually matter more than finishes. We walk the home and tell you which projects the current Bellamare buyer pool pays for and which to leave.
You can, and some Bellamare sellers should, especially if the home needs a roof or systems a buyer will want to choose. An as-is Bellamare sale should still come with the Master Association estoppel, permit history, inspection reports and any dock documents, so the buyer can price the work accurately rather than guess, which protects your net.
The homestead exemption of up to $50,000 and the Save Our Homes cap belong to you as the owner-resident, not to the house, so the buyer’s taxable value resets toward market value the year after purchase. Florida allows portability of accumulated Save Our Homes savings to a new homestead, which the Department of Revenue explains in its PT-112 guidance.
Every Bellamare parcel is in Lee County taxing district 071, San Carlos Fire, in unincorporated Lee County, where the 2025 millage totaled 13.2715 mills, including 2.3590 for the San Carlos Park Fire District. Buyers compare Miromar Lakes with Village of Estero addresses, and knowing the district prevents a mistaken estimate of their tax bill.
Yes, but the lease governs access and possession. While a tenant holds the home, the tenant is the Beach Club designee, and showings must follow the lease’s access terms. Tell us the lease end date and terms at listing; a vacant home in season often shows better, while a lease ending at closing can suit an investor.
You can sell privately to a buyer we introduce, but with one or two Bellamare sales a year the open market is usually where the highest price is found. A quiet sale trades exposure for privacy; if privacy matters, we can market to our own buyer list first and then decide whether a public launch adds value.
Yes. A Bellamare sale can be run remotely: we coordinate showings, the estoppel request, inspections, repairs and the closing timeline with the title company on your behalf. Tell us who holds keys, gate access and any boat or slip keys so the home can be shown on short notice.
Because a Bellamare price is built from a handful of deeds and each lot’s classification, not an average. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we tracked every qualified Bellamare sale in the county record. Call Jesse direct at (239) 898-6072 to start.
Every Bellamare fact on this page comes from a recorded plat or filing, a county, state or federal record, the Miromar Lakes CDD, the developer’s own published pages, or the Southwest Florida MLS figures we pulled on September 30, 2026. Sources were accessed in September 2026 unless a date is shown.
Southwest Florida MLS figures on this page (the Bellamare closing, days on market, community closings, active listings and rents) were pulled on September 30, 2026, and the county deed record remains the primary sales source.
The official documents below are published by the Miromar Lakes CDD, filed with the Florida Division of Corporations or issued by Lee County. They are the documents we read for this page, and the ones a Bellamare buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Bellamare’s $1,588.14 assessment, bond schedules, reserves | |
Miromar Lakes CDD Audited Financial Statements, Fiscal Year 2025 | Miromar Lakes Community Development District | Auditor’s report December 3, 2025 | Series 2022 and 2025 bonds, tax-bill collection | |
Lee County Ordinance 00-17 | Lee County Board of County Commissioners | September 2000 | Creation of the Miromar Lakes CDD, 972.24 acres | |
CDD Stormwater Rules of Procedure | Miromar Lakes Community Development District | Adopted September 8, 2021 | Lake maintenance easements, docks, master Declaration citation | |
Stormwater Management System drainage map | Miromar Lakes Community Development District | Current posting | Lakes, control structures and drainage flow | |
Articles of Incorporation, Miromar Lakes master association | Florida Division of Corporations | Filed September 1, 2000 | Master Association purpose, voting through Neighborhood Voting Representatives | |
Evacuation Zone D fact sheet | Lee County Emergency Management | Current posting | What Zone D means and when it evacuates |
The master Declaration (Official Records Book 3343, Page 294) and the Master Association Rules and Regulations (January 30, 2024 edition) are cited here by name and recording reference only; the Declaration is recorded with the Lee County Clerk, neither is posted as a free copy by an official source, and both come with the association documents at sale. Any recorded Bellamare restriction will appear on the title commitment for the lot.
Market data from Southwest Florida MLS, pulled September 2026. County sales and parcel records from the Lee County Property Appraiser, dated September 2026. McGreevy and Comisar, Best Realtor for Bellamare. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
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.
