Bellini is a 60-residence lakeside condominium of 20 three-unit buildings on Via Bella Acqua Court and Via Milano Drive in Miromar Lakes, completed in 2007, with twelve recorded sales since 2023. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Bellini sellers call first, and the team Bellini buyers call when they want the record rather than the brochure: what each of the twelve recorded Bellini sales since September 2023 actually paid, which association runs the condominium, what the Miromar Lakes CDD puts on a Bellini tax bill, and what the flood map says about Via Bella Acqua Court and Via Milano Drive. Bellini is a 60-residence lakeside condominium inside the master-planned community of Miromar Lakes in the Estero area, Florida. It is twenty low-rise buildings of three residences each, all completed in 2007, a few minutes’ walk from the Beach Clubhouse. 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 and qualified-sale file (dated September 2026), Lee County’s 2005 zoning approval for Bellini, the Florida Division of Corporations file for Bellini at Miromar Lakes Condominium Association, Inc., 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, Florida’s Condominium Act, 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 Bellini and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, reserve, flood and comparison sections will tell you whether Bellini 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 Bellini 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 Bellini market read built from every qualified Bellini deed, the county’s approval, the association’s filings and the CDD’s own budget.
If you’re searching for the best realtor for Bellini in Miromar Lakes, Estero, whether you’re ready to sell your Bellini 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 Bellini for a specific reason. Sixty residences in three floor plans produce only a handful of sales a year, and the spread between them is wide. The Lee County deed record shows six qualified Bellini sales between December 2025 and June 2026, from $1,000,000 to $2,000,000. A listing agent who prices a Bellini residence off a Miromar Lakes average, or off the wrong floor plan, can miss the price by several hundred thousand dollars in either direction.
Recent Bellini track record (last 12 months): In the last 12 months Bellini has seen 6 resales in the Lee County qualified-deed record (September 2025 through the newest recorded Bellini deed, June 30, 2026), and the highest-priced Bellini sale in that window was $2,000,000. The Southwest Florida MLS (pulled September 30, 2026) shows the same six closings in the 12 months to September 30, 2026, at a median of $1,227,500, with a median of 77 days on market and a median 85.8 percent of list price across the five marketed through the MLS. With six sales, we tracked every qualified deed instead of leaning on a median, and we will walk you through each one.
Honors and recognition:
Selling your Bellini home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Bellini? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling in Bellini 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.
Bellini at Miromar Lakes, section by section. Each link below jumps to its part of this guide, from the market snapshot and the fee layers to the reserve rules, the flood record, the comparison with Vivaldi, the seller section and the sources behind every figure.
Living in Bellini means owning a lakeside condominium residence in a low-rise building of three, inside Miromar Lakes Beach & Golf Club, a short walk from the Beach Clubhouse, with the building exterior, the grounds and the insurance of the building handled by a condominium association. Bellini buyers trade a private lot for a lock-and-leave home.
A Bellini residence is a condominium unit, not a house on a lot. The Lee County Property Appraiser codes all 60 Bellini parcels as condominium units (use code 04), and the association’s Articles of Incorporation describe its purpose as operating “Bellini at Miromar Lakes, a Condominium located in Miromar Lakes, Lee County, Florida” under the Florida Condominium Act. You own your unit and a share of the common elements; the association maintains, insures and rebuilds the condominium property, and it levies the assessments that pay for that work. The Miromar Lakes CDD bills Bellini in its multifamily class, the lowest debt class in the community.
Bellini sits in the upper-middle of the community’s condominium market. Two-thirds of the residences are the larger three-bedroom plans of about 2,770 heated square feet, which is house-sized living without a lawn, a roof or a pool to look after. That suits owners leaving a larger single-family home who still want room for family visits, seasonal owners who close the door in spring and return in the fall, and buyers who want the Miromar Lakes lake and Beach Club life at a lower entry price than the villa and estate neighborhoods.
A Bellini morning can start with a walk of a quarter to a third of a mile, straight-line, 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 the water and evenings at the Blue Water Beach Grill are the pattern the developer describes. 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 Bellini market is thin but active: the Lee County qualified-deed record shows 12 Bellini sales in the 36 months since September 2023, all resales, at a median of $1,352,500, and half of them were recorded in the seven months from December 2025 to June 2026, at a median of $1,227,500.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales of improved condominium units, matched to Bellini by its recorded condominium instrument, not by a listing name. The window is 36 months because it is the shortest window with ten or more Bellini sales; a 12 or 24-month window holds too few to report a median with confidence. Builder-direct sales are counted separately and there were none in the window, which fits a condominium completed in 2007.
Measure (Lee County qualified deeds) | Bellini |
|---|---|
Window | 36 months, September 2023 to the newest recorded Bellini deed (June 30, 2026) |
Qualified sales | 12, all resales |
Median sale price | $1,352,500 (even count: middle pair $1,255,000 and $1,450,000) |
Range | $1,000,000 to $2,199,000 |
Dollar volume | $16,911,000 |
Mean price per heated square foot | $567 (mean of each sale’s own ratio; median $543) |
Sales since September 2025 | 6, median $1,227,500, $8,105,000 in volume |
Recorded | Price | Heated sq ft | Bedrooms | Price per sq ft | Street |
|---|---|---|---|---|---|
December 2023 | $1,550,000 | 2,766 | 3 | $560 | Via Bella Acqua Court |
February 2024 | $2,199,000 | 2,766 | 3 | $795 | Via Bella Acqua Court |
April 2024 | $1,450,000 | 2,766 | 3 | $524 | Via Bella Acqua Court |
June 2024 | $1,000,000 | 2,033 | 2 | $492 | Via Milano Drive |
January 2025 | $1,107,000 | 2,033 | 2 | $545 | Via Milano Drive |
May 2025 | $1,500,000 | 2,766 | 3 | $542 | Via Bella Acqua Court |
December 2025 | $1,000,000 | 2,033 | 2 | $492 | Via Milano Drive |
March 2026 | $1,255,000 | 2,766 | 3 | $454 | Via Bella Acqua Court |
April 2026 | $1,625,000 | 2,766 | 3 | $587 | Via Bella Acqua Court |
May 2026 | $2,000,000 | 2,789 | 3 | $717 | Via Milano Drive |
June 2026 | $1,025,000 | 2,033 | 2 | $504 | Via Bella Acqua Court |
June 2026 | $1,200,000 | 2,033 | 2 | $590 | Via Bella Acqua Court |
Two things stand out. First, the same floor plan can sell for very different prices: six sales of the 2,766 square foot plan ran from $1,255,000 to $2,199,000, so position in the building, view and condition move a Bellini price far more than size does. Second, two residences appear twice in the county file, and both resold for less: one 2,766 square foot residence sold for $1,450,000 in April 2024 and $1,255,000 in March 2026, and another sold for $1,779,000 in May 2023 and $1,500,000 in May 2025. The deed record does not show what changed inside either home.
Data updated: September 2026. The county roll gives every Bellini residence one of three heated areas, and the recorded sales sort cleanly by plan. Counts are qualified deeds in the same 36-month window.
Floor plan (county roll) | Residences | Sales in 36 months | Median | Range |
|---|---|---|---|---|
2,033 sq ft, 2 bedrooms, 2 baths (units ending 01) | 20 | 5 | $1,025,000 | $1,000,000 to $1,200,000 |
2,766 sq ft, 3 bedrooms, 3 baths (units ending 02) | 20 | 6 | $1,525,000 | $1,255,000 to $2,199,000 |
2,789 sq ft, 3 bedrooms, 3 baths (units ending 03) | 20 | 1 | $2,000,000 | single sale |
The three-bedroom plans carry roughly a $500,000 premium over the two-bedroom plan at the median, and the only recent sale of the 2,789 square foot plan set the second-highest price in the window.
Data updated: September 2026. The Lee County file lets us follow Bellini back to 2009. Counts are qualified condominium deeds only; a year with two or three sales is a thin data point, not a trend.
Year | Qualified sales | Median |
|---|---|---|
2009 | 8 | $472,250 |
2010 | 6 | $434,500 |
2011 | 14 | $504,000 |
2012 | 5 | $400,000 |
2013 | 3 | $575,000 |
2014 | 5 | $585,000 |
2015 | 7 | $650,000 |
2016 | 11 | $730,000 |
2017 | 3 | $920,000 |
2018 | 3 | $740,000 |
2019 | 2 | $832,500 |
2020 | 6 | $863,750 |
2021 | 7 | $960,000 |
2022 | 2 | $1,384,750 |
2023 | 5 | $1,575,000 |
2024 | 3 | $1,450,000 |
2025 | 3 | $1,107,000 |
2026 (to June 30) | 5 | $1,255,000 |
The long arc is steep: Bellini medians between about $400,000 and $505,000 from 2009 to 2012, about $960,000 in 2021, and a peak near $1.58 million in 2023. The 2025 and 2026 medians sit lower for two reasons: more of the recent sales were the two-bedroom plan, and prices eased, with two-bedroom residences recording $1,550,000 and $1,575,000 in 2023 but $1,000,000 to $1,200,000 since mid-2024. Read the plan table above alongside the yearly line.
In the 12 months to September 30, 2026, the Southwest Florida MLS (pulled September 30, 2026) shows 6 Bellini closings at a median of $1,227,500, a range of $1,000,000 to $2,000,000, a median of 77 days on market, a median 85.8 percent of list price on the five marketed closings and a median of $483 per heated square foot, with no active or pending Bellini listing and no rental. Six is under ten, so here they are: 10621 Via Milano Drive #1501 at $1,000,000 on December 23, 2025, entered in the MLS after the sale closed and so left out of the percent-of-list and days-on-market figures; 17770 Via Bella Acqua Court #202 at $1,255,000 on March 12, 2026; 17771 #902 at $1,625,000 on April 15; 10591 Via Milano Drive #1303 at $2,000,000 on May 8; 17740 #401 at $1,025,000 on June 12; and 17721 #801 at $1,200,000 on June 30. 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 and 40 active listings; 19 community rentals were rented in the last 365 days at a median of $8,500 a month.
For Bellini the two records agree. The six county deeds recorded between December 2025 and June 2026 are $1,000,000, $1,255,000, $1,625,000, $2,000,000, $1,025,000 and $1,200,000: the same six closings the MLS pull reports, with the same median, $1,227,500, the same low and high, and the same dates, the last on June 30, 2026.
Bellini is a floor-plan market. Since mid-2024 the two-bedroom plan has traded in a tight band of $1 million to $1.2 million, down from about $1.55 million in 2023, while the three-bedroom plans range from about $1.25 million to $2.2 million on condition and position. After a 2023 peak, the recent sales and the two lower resales say buyers are paying for finish and view, not for the address alone. If you are selling, get a Bellini-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.
Bellini came to be as a lakeside condominium inside Miromar Lakes Beach & Golf Club: Lee County approved it in April 2005 for 60 multifamily units on about 10.56 acres with a lake, a pool house and an 18-slip boat dock, its association was incorporated in January 2007, and all 60 residences were completed in 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.
Lee County’s planned-development datasheet for the Miromar Lakes MPD/DRI records administrative approval ADD2004-00253, approved April 20, 2005, for two neighbors at once: Volterra, 12 single-family homes with one boat dock slip each, and Bellini, “60 multi-family units, one 2.13 ac lakes, pool house and deck, boat dock with 18 slips” on about 10.56 acres. That approval is the best public description of what Bellini was built to include, and it is why this page describes Bellini’s own amenities as a pool house, pool deck and a shared 18-slip dock rather than a clubhouse or a dock for every residence.
The condominium itself was created by a Declaration of Condominium recorded in Lee County as Instrument 2007-5277, the instrument every Bellini unit’s legal description cites. Bellini at Miromar Lakes Condominium Association, Inc. was filed with the Florida Division of Corporations on January 3, 2007, as a not-for-profit corporation under Chapter 617 of the Florida Statutes, document number N07000000103, and its Articles are a recorded exhibit to the Declaration. The association has filed an annual report every year since 2008, most recently on January 8, 2026, when it also moved its principal address to the office of a Bonita Springs management company.
The county roll dates all 60 Bellini residences to 2007, and the first conveyances out of the developer were recorded from February to December 2007, at recorded considerations of roughly $625,000 to $1.42 million (the county did not mark those first sales as qualified, so they are context only). The 2008 to 2011 downturn followed almost immediately; the lowest qualified Bellini resale on file, a two-bedroom residence, recorded at $277,100 in December 2009. That history is why long-time Bellini owners often carry a low tax basis, which matters for the capital gains questions in the seller section.
In 2018 the lake inside Bellini’s condominium land was conveyed to the Miromar Lakes CDD by Instrument 2018-76278. The county now carries two parcels where there was one: the Bellini common elements “less lake”, owned by the condominium association and coded as recreational area, and “Lake in Bellini”, owned by the CDD. That placed the water body with the District that owns and maintains the community’s stormwater lakes.
Bellini is a 60-residence lakeside condominium inside Miromar Lakes, and its six recorded sales since December 2025 ran from $1,000,000 to $2,000,000. If you own there, get a free Bellini 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 Bellini condo is a single-level residence of 2,033, 2,766 or 2,789 heated square feet, with two or three bedrooms, in one of twenty low-rise buildings that each hold three residences, built in 2007 in the Italian-inspired architectural language that runs through all of Miromar Lakes Beach & Golf Club.
Measure (Lee County roll, September 2026) | Bellini |
|---|---|
Residences | 60 condominium units in 20 buildings of 3 |
Plan A (units ending 01) | 2,033 heated sq ft, 2 bedrooms, 2 baths: 20 residences |
Plan B (units ending 02) | 2,766 heated sq ft, 3 bedrooms, 3 baths: 20 residences |
Plan C (units ending 03) | 2,789 heated sq ft, 3 bedrooms, 3 baths: 20 residences |
Median heated area | 2,766 sq ft |
Year built | 2007, all 60 |
Common elements | One parcel, coded recreational area, with 1,469 sq ft of improved area on the roll |
Heated area is the county’s figure for air-conditioned living space. It excludes garages, balconies, lanais and storage, so a listing’s “total” square footage will be larger. When a listing and the roll disagree, ask which measure the listing used.
Buildings 1 to 10, the condominium’s first phase, are on Via Bella Acqua Court, numbered 17700 to 17781. Buildings 11 to 20, the second phase, are on Via Milano Drive, numbered 10561 to 10681, the street Bellini shares with the Volterra villas. Each building holds one residence of each plan, so every building has the same mix: one two-bedroom and two three-bedroom homes.
Listings commonly describe Bellini as one full-floor residence per level, with private elevators to the upper residences and garages at ground level. The county roll is consistent with that layout, three residences to a building, but it does not record which floor a unit is on, and no public primary document we reached states the elevator or garage arrangement. The Declaration of Condominium’s plat and its limited common element provisions are the authority on each unit’s floor, garage and any elevator, and a buyer should read them for the specific unit.
Bellini buildings are about 19 years old, which is the age when roofs, balcony waterproofing, exterior paint and sealants, elevators where they exist, and fire and life-safety systems start to show in a condominium’s reserve schedule. For a single residence, the practical questions are the age of the air-conditioning equipment and water heater, whether windows and doors are impact-rated or protected, and whether past interior work was permitted. The reserve section below explains how Florida’s post-2022 condominium rules turn those building items into a reserve study and, eventually, a milestone inspection.
A Bellini condo carries two sets of amenities: Bellini’s own pool, pool house and shared 18-slip boat dock, run by the condominium association, and, through Master Association membership under the master Declaration, the Beach Club’s pool, beach, fitness, tennis and lake privileges for one registered household per residence. Golf is a separate, optional membership.
Bellini’s own common elements, as Lee County approved them in 2005, are a lake, a pool house and pool deck, and one boat dock with 18 slips. The county roll codes the common-element parcel as recreational area and records 1,469 square feet of improved area on it. With 60 residences and 18 slips, a slip is not automatic with every unit; how slips are assigned, leased or reserved is set by the condominium documents, so ask for the dock provisions and the current slip roster before you pay for a residence on the strength of a boat slip.
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.
Lake Como is a 700-acre contiguous freshwater lake, 26 to 40 feet deep, with no tides and no connection to the Gulf, and the community’s two recreational lakes are connected so boats can travel between them. Bellini sits toward the northern of the two recreational lakes; the Master Association’s rules name the second lake Lake Maggiore and say it belongs to an adjacent landowner, and the county parcel map shows a large lake tract of the neighboring Esplanade Lake Club CDD beside Bellini, with smaller Miromar Lakes CDD lakes around the buildings. 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. Florida Gulf Coast University runs its own student waterfront on Lake Como, 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 Bellini purchase is a resale, so a Bellini 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 services, boat rentals and concierge tasks such as home watch are all pay-as-used. The developer lists these services but does not publish their prices, and golf dues are not published either. Lee County also approved, in 2016, a 3-acre temporary storage area for boats, trailers and recreational vehicles for Miromar Lakes residents only; whether it is still in use, and its terms and any fees, are set by the community and not published.
Bellini fees come in three layers: Bellini at Miromar Lakes Condominium Association assessments, Miromar Lakes Master Association dues and the Miromar Lakes CDD assessment on the county tax bill. Only the CDD layer is published: $1,305.08 per Bellini residence for Fiscal Year 2027. Neither association publishes its dues, so the estoppel certificate is where a buyer gets the real number.
The Bellini association (Florida document N07000000103) operates the condominium under Chapter 718 of the Florida Statutes, and its Articles give it the power “to levy and collect assessments against the units to defray the costs, expenses and losses of the Condominium”. In a condominium those assessments carry the building: the association insures the condominium property, maintains and replaces the common elements, and funds reserves. The association does not publish its budget or dues on any public site we could find, and we do not repeat dues figures from listing remarks. No primary source supports a quarterly dues range for Miromar Lakes condominiums in general, so we quote none.
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. It is a homeowners’ association under Chapter 720 of the Florida Statutes, and 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, whose certificate falls under Florida Statute 720.30851.
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 Bellini in its multifamily class at $565.11 of debt service plus $739.98 of operations and maintenance, for a total of $1,305.08 per residence, across 60 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 |
|---|---|---|---|
Bellini condominium association | Bellini at Miromar Lakes Condominium Association, Inc. | Not published | Estoppel certificate; association budget in the resale document package |
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
CDD | Miromar Lakes Community Development District | $1,305.08 per residence, Fiscal Year 2027 | FY2027 adopted budget; your tax bill |
Golf (optional) | Miromar Lakes Golf Club | $140,000 initiation; dues not published |
Florida Statute 718.503 entitles a condominium buyer, at the seller’s expense, to the declaration, the articles, the bylaws and rules, the association’s annual financial statement and budget, its most recent structural integrity reserve study (or a statement that it has none), any milestone inspection summary and the state’s condominium question-and-answer sheet, 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 documents early: the Bellini association’s estoppel certificate, which Florida Statute 718.116 requires within 10 business days of a request, the Master Association’s estoppel certificate, and the most recent Lee County tax bill for the residence, which shows the CDD line. We request all of them at listing so a Bellini buyer never meets a new number at the closing table.
Bellini’s yearly cost of ownership stacks four items: condominium association assessments, Master Association dues, the $1,305.08 CDD assessment and Lee County ad valorem property tax, which for Bellini’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Bellini 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 $1,250,000, 13.2715 mills produces about $16,589 of ad valorem tax, and the CDD’s $1,305.08 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 residence you are considering; this example is arithmetic, not a Bellini tax bill.
A Florida resident who owns and lives in a Bellini residence 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.
Bellini’s biggest condominium-specific cost question is reserves: since 2022, Florida requires a structural integrity reserve study every 10 years for each condominium building three habitable stories or higher, bars owners of such a building from waiving those reserves, and requires a milestone inspection when the building reaches 30 years of age.
Under Florida Statute 718.112(2)(g), a residential condominium association must have a structural integrity reserve study, a SIRS, completed at least every 10 years for each building three habitable stories or higher, covering items such as the roof, structure, fireproofing, plumbing, electrical systems, waterproofing, windows and exterior doors. Unit-owner-controlled associations that existed on July 1, 2022 had to complete their first study by December 31, 2025, and for budgets adopted on or after December 31, 2024, the owners may not vote to waive or reduce the reserves the study calls for. Bellini’s buildings hold three residences each; if they are three habitable stories under the Florida Building Code, as the one-residence-per-level layout suggests, the rule applies to Bellini. Ask the association for its SIRS, or its written position that one is not required.
Florida Statute 553.899 requires a milestone inspection of a condominium building three habitable stories or more by December 31 of the year the building reaches 30 years of age, measured from its certificate of occupancy, and every 10 years after that; a local building official may move the first inspection to 25 years for buildings near salt water. Bellini was completed in 2007, so on the 30-year schedule its first milestone inspection would fall due by the end of 2037.
Reserve rules move money. A condominium that must fund reserves in full for its roofs, painting and waterproofing carries a higher regular assessment than one that did not, and a shortfall can arrive as a special assessment. Florida Statute 718.503 makes the latest SIRS, or a statement that none was completed, part of the document package a Bellini seller must deliver, and an association managing 25 or more units must now post its key documents on a website or app for owners. Read the study, the current budget’s reserve schedule and the last two years of board minutes before you sign.
Bellini residences are governed by two recorded layers: the Declaration of Condominium for Bellini, Instrument 2007-5277, administered by Bellini at Miromar Lakes Condominium Association, and the master Declaration for Miromar Lakes Beach & Golf Club at Official Records Book 3343, Page 294, administered by the Master Association, with each association’s rules on top.
The Bellini Articles, filed January 3, 2007 and public on the Florida Division of Corporations site, set the association’s frame. Every record owner of a unit is a member, and “the owners of each unit, collectively, shall be entitled to one indivisible vote”. The board has at least three and no more than nine directors, elected by the members under the bylaws. The association’s powers include levying assessments, insuring and rebuilding the condominium property, making rules for the common elements, and “to approve or disapprove the transfer of ownership, leasing and occupancy of units, if authorized to do so in the Declaration of Condominium”. Amending the Articles takes a majority of the voting interests present at a meeting called for it. One curiosity: the Articles’ amendment clause refers to recording in Collier County, although Bellini is in Lee County, a drafting carryover that does not change where the condominium’s documents are recorded.
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. 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.
In a condominium, the exterior of the building, the windows, balconies and much of what a single-family owner would call “my house” are condominium property. Changes to them, and interior work that touches structure, plumbing, electrical systems or the floor assembly, need the association’s approval under the Declaration and its rules, as well as Lee County permits. Before you plan hard flooring, window or door replacements, a balcony enclosure or a kitchen that moves plumbing, get the Bellini association’s written alteration rules and approval process.
Bellini 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 Bellini seller, the practical effect is a wider buyer pool: families, working-age buyers relocating to the Estero area and retirees can all buy in Bellini.
A Bellini condo can be leased, but the minimum lease term, how often an owner may lease and whether the association must approve a tenant are set by the Bellini Declaration of Condominium, which is not published online. The Master Association’s rules make the tenant the Beach Club user for the lease term.
The Bellini Articles give the association power to approve leasing where the Declaration authorizes it. We found no primary source for a 30-day minimum or a cap on leases a year, so neither appears here. What is published: Beach Club privileges belong to one registered household per residence, so while a tenant holds them, the owner does not, and owners must 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 Bellini has no rental in the pull. Before you buy a Bellini residence as a seasonal rental, read the Declaration’s leasing article.
Pets live in Bellini residences, but the number, size and breed limits, if any, are set in the Bellini Declaration of Condominium and the association’s rules, 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.
No two-pet limit or 25 to 50 pound weight range traces to a Bellini document we could read, so we state none. Ask for the pet provisions of the Declaration and the current rules with the association documents, and remember that the lakes are wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Bellini sits in FEMA Flood Zone X, an area of minimal flood hazard, on Lee County’s effective map panels 12071C0581F and 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 three Bellini addresses, 17700 and 17780 Via Bella Acqua Court and 10681 Via Milano Drive, and all three return Zone X, “area of minimal flood hazard”; the Via Bella Acqua Court end falls on panel 12071C0581F and the Via Milano Drive end on panel 12071C0582F, both effective August 28, 2008. FEMA’s zone test across all of Miromar Lakes puts every Bellini parcel in Zone X; 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, and a condominium association may carry flood coverage on the buildings. The address-level answer is always FEMA’s Flood Map Service Center, Lee County’s flood portal and any elevation certificate on file.
Because Bellini 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 Bellini 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 Bellini at an ultimate design wind speed of 160 mph for ordinary residential buildings (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 condominium, replacement windows and doors must be impact-rated or protected by approved shutters, and in most declarations the association controls what the owner may install, so an owner who wants to upgrade openings needs the association’s approval and a county permit.
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; a Bellini seller should disclose any storm repairs and insurance claims on the residence, and the association’s minutes will show any building-level repairs.
Florida Statute 718.111(11) makes the condominium association insure the condominium property as originally installed, and excludes from the association’s policy the personal property inside a unit and the floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets, countertops and window treatments that serve only that unit. Those are the owner’s to insure, usually under a unit-owner (HO-6) policy, and the association’s deductible and any loss assessment exposure belong in the owner’s coverage conversation too.
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. None of these sources publishes Bellini or Miromar Lakes premiums, and we do not quote any; get a unit-owner quote on the specific residence, and read the association’s master policy summary, 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.
Bellini 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 Bella Acqua Court and Via Milano Drive is answered by the district’s School Enrollment Zones map for the specific address. The district’s choice model assigns no single school, so we name none. Miromar Lakes parcels fall in Lee County School Board District 2.
Permits for Bellini residences are issued by the Lee County Department of Community Development, because Bellini is in unincorporated Lee County, not the Village of Estero; permit history for any Bellini 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. Search both the unit’s own address and the building’s, because building-wide work such as a reroof is often permitted to the association. Open or expired permits for windows, a water heater, an air-conditioning change-out or a kitchen remodel are among the most common reasons a condominium closing slows down.
In a Bellini residence, interior work that touches plumbing, electrical systems, structure or the flooring assembly usually needs both a Lee County permit and the association’s written approval under the Declaration. Hard flooring over another residence, for example, commonly carries a sound-underlayment requirement set in condominium rules. Keep the approvals and permits together; a buyer’s attorney will ask for both.
Bellini 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 Bellini’s own site was approved in 2005 as about 10.56 acres with 60 multifamily units.
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 Lee Plan’s future land use category for the community is University Community. Bellini’s immediate neighbors are the Volterra villas on Via Milano Drive, approved in the same 2005 action, and the Costa Maggiore neighborhoods nearby; 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 Bellini runs on Florida Power & Light electricity, Lee County Utilities water and sewer, Waste Pro collection in Lee County’s Area 3, 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.
Bellini is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer puts both Bellini streets on a Friday route. Condominium buildings can be served under a different arrangement from single-family curbside service, so confirm the Bellini pickup pattern and any shared containers with the association.
Bellini addresses use Miromar Lakes, FL 33913, the postal name the developer uses and the Census geocoder matches, with the unit number after the building’s street number. Whether mail comes to the door or a cluster box, and which internet providers serve Bellini 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. We could not confirm a bulk internet provider, so we name none.
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.
Bellini compares as an upper-middle condominium inside Miromar Lakes: on the same 36-month county-deed yardstick its $1,352,500 median sits above Vivaldi and Mirasol and below Ravenna and Montebello, its $567 mean price per square foot trails only Ravenna, and all five pay the same $1,305.08 CDD line.
Data updated: September 2026. Every row below uses the same yardstick: Lee County qualified deeds of improved condominium units, matched by recorded condominium instrument, with the mean of each sale’s own price per heated square foot. Where a condominium has fewer than 10 sales in a window, treat its median as indicative only.
Condominium | Units | Built | Median heated sq ft | 36-month sales | 36-month median | 36-month mean $/sq ft | 60-month sales | 60-month median | CDD FY2027 per unit |
|---|---|---|---|---|---|---|---|---|---|
Bellini | 60 | 2007 | 2,766 | 12 | $1,352,500 | $567 | 19 | $1,500,000 | $1,305.08 |
Vivaldi | 60 | 2004 to 2005 | 2,698 | 6 | $1,202,500 | $498 | 12 | $1,299,500 | $1,305.08 |
Ravenna | 60 | 2009 to 2016 | 2,771 | 7 | $1,765,500 | $669 | 16 | $1,562,500 | $1,305.08 |
Montebello | 40 | 2007 to 2011 | 2,966 | 7 | $1,741,500 | $513 | 15 | $1,310,000 | $1,305.08 |
Mirasol | 110 | 2006 to 2007 | 2,224 | 25 | $1,000,000 | $438 | 41 | $880,000 | $1,305.08 |
Vivaldi is Bellini’s closest match: another 60-unit three-story condominium, recorded as Vivaldi at Costa del Lago, built in 2004 and 2005 with residences of about 2,100 to 2,700 heated square feet and billed in the same CDD multifamily class. It is the rival in the decision section below.
Ravenna is the newer lakeside condominium, 60 three-bedroom residences built from 2009 to 2016 on Via Tuscany Lane, and Lee County’s approval for it provided one boat dock for each unit, against Bellini’s single 18-slip dock for 60 residences. On the county yardstick Ravenna trades at a higher price per square foot, which is what newer construction and a dock per residence buy.
Montebello is a 40-unit coach home condominium on Mirasol Drive, built from 2007 to 2011 with larger three-bedroom plans, and Mirasol is the community’s 110-unit mid-rise condominium, the most frequently traded and the lowest-priced of the five. Buyers who want a detached villa instead often look next door at Volterra, the 12 single-family homes that share Via Milano Drive and Bellini’s 2005 county approval.
Bellini versus Vivaldi comes down to age, plan mix and price: both are 60-unit three-story condominiums in Miromar Lakes billed the same $1,305.08 CDD line, but Bellini is two to three years newer, two-thirds of its residences are 2,766 or 2,789 square foot three-bedroom plans, and its 36-month county median is $1,352,500 against Vivaldi’s $1,202,500.
Factor | Bellini | Vivaldi |
|---|---|---|
Recorded condominium | Bellini, Lee County Instrument 2007-5277 | Vivaldi at Costa del Lago, Official Records Book 4473, Page 2849, with later phases |
Residences | 60 in 20 buildings of 3 | 60 |
Streets | Via Bella Acqua Court and Via Milano Drive | Vivaldi Court |
Year built on the roll | 2007 | 2004 to 2005 |
Heated area on the roll | 2,033, 2,766 or 2,789 sq ft (median 2,766) | 2,099 to 2,698 sq ft (median 2,698) |
Bedrooms on the roll | 2 or 3 | 2 or 3 |
36-month qualified sales | 12 | 6 |
Median sale, 36 months | $1,352,500 | $1,202,500 (fewer than 10 sales) |
Mean price per sq ft, 36 months | $567 | $498 |
Median sale, 60 months | $1,500,000 (19 sales) | $1,299,500 (12 sales) |
Southwest Florida MLS closings, 12 months to September 30, 2026 | 6, median $1,227,500, 77 days on market | 3, median $1,127,000, 36 days on market |
September 2026 MLS active listings | 0 | 1, at $1,089,000 |
CDD, Fiscal Year 2027 | $1,305.08 (multifamily class, Series 2022) | $1,305.08 (multifamily class, Series 2022) |
Condominium association on Sunbiz | Bellini at Miromar Lakes Condominium Association, Inc., N07000000103 | Vivaldi at Costa del Lago Condominium Association, Inc., N04000009935 |
FEMA flood zone | X | X |
County-approved dock | One boat dock with 18 slips (2005 approval) | Check the Vivaldi documents |
Choose Bellini if you want one of the larger three-bedroom plans, a building from 2007 rather than 2004 or 2005, and a condominium with a county-approved shared boat dock and its own pool house, and you are willing to pay a higher price per square foot for it. Choose Vivaldi if you want a lower entry price for a similar three-story condominium, and quicker sales: the September 2026 MLS pull shows Vivaldi closings at a median of 36 days on market against Bellini’s 77. Either way, read the reserve study, because both buildings are old enough for Florida’s structural reserve rules to show up in the budget. Sellers in either condominium 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 Bellini is a large, single-level lakeside residence with the building and grounds handled for you, a short walk from the Beach Club, at a price well below the villa neighborhoods; the honest case against it is unpublished condominium dues, Florida’s new reserve rules on a 2007 building, and a single shared dock for sixty residences.
If the pros fit, sellers can get a free Bellini 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 Bellini listing agent, or thinking, ‘I need someone to sell my Bellini home…’, start with the record: 12 qualified Bellini deeds in 36 months at a $1,352,500 median, and a price set first by which of the three floor plans you own. McGreevy and Comisar price Bellini residences from that record.
Our credentials as your Bellini listing agent:
In the last 12 months Bellini has seen 6 resales in the Lee County qualified-deed record, from $1,000,000 to $2,000,000 at a median of $1,227,500, for $8,105,000 in volume. Over the 36-month window the record shows 12 resales and $16,911,000 in volume. The Southwest Florida MLS pulled September 30, 2026 shows a median of 77 days on market for Bellini’s six closings in the 12 months to September 30, 2026, and a median 85.8 percent of list price across the five marketed through the MLS. We tracked every qualified Bellini deed, and we will walk you through each one.
Three things. First, the floor plan sets the price band: the two-bedroom plan has recorded between $1,000,000 and $1,200,000 in the window, the three-bedroom plans between $1,255,000 and $2,199,000, so a Bellini price is built from sales of your plan, adjusted for position, view and condition. Second, a condominium sale runs on documents: Florida law requires you to deliver the declaration, bylaws, rules, budget, financial statement and reserve study, and both associations’ estoppel certificates set the dues a buyer will carry. Third, buyers now read reserve studies closely, so a clear reserve picture protects your price.
Start with a free Bellini 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.
Price it from recent qualified deeds of your own floor plan: five sales of the 2,033 square foot plan at a $1,025,000 median, six of the 2,766 square foot plan at $1,525,000, and one 2,789 square foot sale at $2,000,000. Adjust each for position in the building, view and condition, then check the result against Vivaldi and Ravenna. A price built from the right plan is a strategy; a community average is a guess.
Both matter, but the plan sets the band and the view and condition place you within it. Six sales of the same 2,766 square foot plan ranged from $1,255,000 to $2,199,000, so presentation of the view, the finishes and the light is worth real money, and we photograph and describe it accordingly.
The condominium document package Florida Statute 718.503 requires (declaration, articles, bylaws, rules, budget, annual financial statement and the structural integrity reserve study or a statement that none exists), the Bellini association and Master Association estoppel certificates, your latest Lee County tax bill with the $1,305.08 CDD line, and your permit history. Having them ready at listing protects your price.
The Articles let the association approve or disapprove the transfer, leasing and occupancy of units if the Declaration of Condominium authorizes it. Whether Bellini’s Declaration does, and how long an approval takes, is in the recorded Declaration, which is not posted online; we read it at listing so any approval step is built into the contract timeline.
Some buyers value a turnkey residence, especially seasonal owners, but furnishings should be priced and listed separately in the contract so the recorded price reflects the real estate. We help you decide what to include based on who is buying in Bellini that season.
The Southwest Florida MLS pulled September 30, 2026 shows a median of 77 days on market for Bellini’s six closings in the 12 months to September 30, 2026. With 60 residences and roughly four to six sales a year, pricing to your plan and presenting the view well matter more than the calendar.
Bellini 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 Bellini guide they read the county approval, the association’s filings, the CDD budget and every qualified Bellini deed before writing a word.
McGreevy and Comisar are the Domain Realty team behind this Bellini 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 Bellini 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.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, 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 Bellini home? Get a free Bellini home valuation, or call Jesse direct at (239) 898-6072.
Buying in Bellini? 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 Bellini, see our Miromar Lakes guide, our Estero guide and our guides to the condominiums Vivaldi and Ravenna.
These are the questions buyers ask us about Bellini at Miromar Lakes, the 60-residence condominium on Via Bella Acqua Court and Via Milano Drive, answered from the Lee County record, the association and CDD filings, Florida’s condominium statutes and the developer’s own published pages.
Bellini has 60 condominium residences, all coded as condominium units on the Lee County Property Appraiser roll and all created by the Declaration of Condominium recorded as Instrument 2007-5277. Lee County’s 2005 approval was for 60 multifamily units, and the Miromar Lakes CDD’s Fiscal Year 2027 budget bills Bellini as 60 assessment units.
Twenty. The county roll numbers them 1 to 20, with three residences in each: buildings 1 to 10 on Via Bella Acqua Court and buildings 11 to 20 on Via Milano Drive. Each building holds one residence of each of Bellini’s three floor plans.
Bellini sits on Via Bella Acqua Court and Via Milano Drive, a quarter to a third of a mile, straight-line, from the Beach Clubhouse at 18061 Miromar Lakes Parkway, beside the Volterra villas and toward the community’s northern recreational lake. The mailing address is Miromar Lakes, FL 33913.
Bellini is in Lee County, in unincorporated Lee County rather than the Village of Estero or the City of Fort Myers. It sits in the Estero area, east of Interstate 75, and its postal name is Miromar Lakes, FL 33913. Permits come from Lee County, and fire service from the San Carlos Park Fire District.
The county roll gives three heated areas: 2,033 square feet with two bedrooms and two baths, and 2,766 or 2,789 square feet with three bedrooms and three baths, twenty residences of each. Heated area excludes garages, balconies and storage, so listing figures that count those spaces will be larger.
The county roll dates all 60 residences to 2007. Lee County approved the project in April 2005, the association was incorporated in January 2007, and the first residences were conveyed from February 2007.
No primary source we could find names Bellini’s builder or developer entity, so we do not name one. The community’s developer is Miromar Development Corporation, and the Bellini association’s first directors listed a Naples office address.
Listings commonly describe Bellini that way, and the county roll’s three residences per building is consistent with it, but no public primary document we reached states each unit’s floor or an elevator arrangement. The Declaration of Condominium’s plat and limited common element provisions are the authority; read them for the specific residence.
Yes. Lee County’s 2005 approval for Bellini included a pool house and pool deck, a lake and one boat dock with 18 slips. With 60 residences, not every unit has a slip; the condominium documents set how slips are assigned.
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. Bellini’s own pool and the Beach Club’s 10,000 square foot zero-edge pool are the everyday swimming options.
Boats are allowed on the lakes 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. The lakes are freshwater with no Gulf access. A slip at Bellini’s 18-slip dock depends on the condominium documents.
Bellini owners pay Bellini at Miromar Lakes Condominium Association assessments and Miromar Lakes Master Association dues, and neither association publishes its amount. The estoppel certificate from each association, which Florida Statute 718.116 requires within 10 business days of a request, gives a buyer the current figures before closing.
Yes. The Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget sets Bellini’s assessment at $1,305.08 per residence: $565.11 of debt service and $739.98 of operations and maintenance. It is collected on the Lee County property tax bill.
Ask the association. Florida requires a structural integrity reserve study every 10 years for condominium buildings three habitable stories or higher, with first studies due by December 31, 2025 for existing associations, and a seller must give the buyer the latest study or a statement that none was completed.
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 Bellini purchase is a resale.
Yes. Bellini 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. Bellini is open to buyers of any age.
Leasing is possible, but the minimum term, how often you may lease and any approval step are in the Bellini Declaration of Condominium, which is not posted online. When a residence is leased, the owner designates the tenant as the Beach Club user for the lease term.
Pets are allowed subject to the Bellini Declaration and rules, which set any limits and are not posted online. The Master Association’s published rule bars pets from the Beach Club, except assistance animals.
Bellini is in FEMA Zone X, an area of minimal flood hazard, on map panels 12071C0581F and 12071C0582F, effective August 28, 2008. 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.
The association insures the condominium property as originally installed. Under Florida Statute 718.111(11), the owner insures personal property and the unit’s floor, wall and ceiling coverings, fixtures, appliances, water heater, cabinets, countertops and window treatments, usually under a unit-owner (HO-6) policy.
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 the specific Bellini 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.
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 60-residence condominium with three floor plans and a wide price spread, we tracked every qualified Bellini deed so you know a fair price for your plan before one comes to market. Call Marc at (239) 287-5873.
These are the questions Bellini owners ask us before selling a Bellini condo, answered from the Lee County deed record, the association and CDD filings, Florida’s condominium statutes, the September 2026 Southwest Florida MLS pull and the other facts on this page.
Your Bellini residence’s value sits inside a recorded range set by its floor plan. In the 36 months since September 2023, the 2,033 square foot two-bedroom plan recorded five sales from $1,000,000 to $1,200,000, and the 2,766 and 2,789 square foot three-bedroom plans seven sales from $1,255,000 to $2,199,000. Position, view and condition place you within your band. We build that number from Bellini deeds of your plan; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows six Bellini sales since September 2025: $1,000,000 in December 2025, $1,255,000 in March 2026, $1,625,000 in April, $2,000,000 in May, and $1,025,000 and $1,200,000 in June, a median of $1,227,500 and $8,105,000 in volume. The Southwest Florida MLS pulled September 30, 2026 shows all six, with a median of 77 days on market.
Partly mix and partly price. Three of the six sales since September 2025 were the two-bedroom plan, which pulls the median down, but prices also eased: two-bedroom residences recorded at $1,550,000 and $1,575,000 in 2023 and between $1,000,000 and $1,200,000 since mid-2024, and two three-bedroom repeat sales closed below their earlier prices. Condition and presentation now decide where a Bellini residence lands.
On the same 36-month county-deed yardstick, Bellini’s median is $1,352,500 at a mean of $567 per square foot, Vivaldi’s $1,202,500 at $498 and Ravenna’s $1,765,500 at $669. Buyers weigh Bellini as newer and larger than Vivaldi and older than Ravenna, which was approved with a dock for every unit, so we position a Bellini listing between the two with the plan and view doing the work.
Start with the most recent qualified deeds of your own floor plan, then the earlier sales of that plan, adjusted for time, position, view and condition, and check the result against Vivaldi and Ravenna. We do not price a Bellini residence from a Miromar Lakes community median; the September 2026 MLS community median, $1,483,284, mixes coach homes, villas and estates.
Treat it as a starting guess. An automated estimate often blends Bellini’s three floor plans, and six sales of the same 2,766 square foot plan ranged from $1,255,000 to $2,199,000. A model that cannot see the view, the finishes or the plan can miss a Bellini value by hundreds of thousands of dollars; 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 concentrates in those months. Bellini deeds have recorded in every season, including two in June 2026, so a well-prepared residence 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 condominium documents, estoppel requests, photographs and pricing be settled before seasonal buyers tour, and puts your residence in front of them the week they arrive. Bellini’s six MLS closings in the September 2026 pull took a median of 77 days on market, so a late-spring listing can run into summer.
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 Bellini specifically, we pulled every qualified Bellini deed, the county approval, the association’s filings and the CDD budget before writing this page, and we price and document a Bellini listing from that record.
The buyers who fit Bellini are owners leaving a larger single-family home who want single-level space without the upkeep, seasonal owners who want a residence they can close and leave, and buyers who want the Miromar Lakes lake and Beach Club life below villa prices. Bellini’s all-ages status means families and working-age relocation buyers are in the pool too.
We lead with what a distant buyer cannot see: professional photography and video of the residence and the view, the walk to the Beach Club, and a document package with the condominium documents, the reserve study, both estoppel certificates and the CDD line. Out-of-state condominium buyers commit faster when the paperwork answers their questions before they fly in.
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 Bellini residence is a resale, a buyer who wants golf should expect the waitlist, so we market Bellini on the residence, the lake and the Beach Club first.
Three layers: the Bellini condominium association assessment, the Miromar Lakes Master Association assessment and the $1,305.08 Fiscal Year 2027 CDD line on the tax bill, plus any special assessment. Neither association publishes its dues, so the buyer will ask for both estoppel certificates, the budget and your latest tax bill. Having them ready keeps the fee conversation short.
An estoppel certificate is the association’s signed statement of what is owed on your residence: the regular assessment, any unpaid amounts and any scheduled special assessments. Florida Statute 718.116 requires the condominium association to issue it within 10 business days of a request. A Bellini sale needs one from the Bellini association and one from the Master Association; we order both at listing.
We found no public primary document that states a transfer fee or capital contribution for a Bellini resale, and we do not quote figures from listing remarks. The statutory condominium estoppel form asks whether a capital contribution fee is due, so any such charge will appear on the certificates from the Bellini association and the Master Association.
Florida Statute 718.503 requires a non-developer seller to give the buyer, at the seller’s expense, the declaration, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, any milestone inspection summary, the latest structural integrity reserve study or a statement that none was completed, and the state’s condominium question-and-answer sheet, plus a governance form. We assemble the package at listing.
Buyers and lenders now read it closely. If Bellini’s buildings count as three habitable stories, Florida required a first study by December 31, 2025 and bars owners from waiving the reserves it calls for, which can raise assessments. The study, or the association’s statement that none was completed, goes in your document package, so we read it with you before pricing.
Under Florida Statute 553.899, a condominium building three habitable stories or more needs a milestone inspection by December 31 of the year it reaches 30 years of age, measured from its certificate of occupancy. Bellini was completed in 2007, so on that schedule the first inspection falls due by the end of 2037, unless the county applies the 25-year rule for buildings near salt water.
Bellini’s Articles let the association approve or disapprove the transfer, leasing and occupancy of units if the Declaration of Condominium authorizes it. Whether Bellini’s recorded Declaration does, and the timeline and any fee, are set in that document, which is not posted online. We read it at listing so an approval step runs alongside inspections and financing.
The buyer sees a Miromar Lakes CDD line of $1,305.08 for Fiscal Year 2027: $565.11 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 Bellini 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. A shrinking obligation of $565.11 a year is a small, real point to mention to a buyer.
Bellini is in FEMA Zone X, an area of minimal flood hazard, on panels 12071C0581F and 12071C0582F. 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 either to sell. For a condominium unit, a buyer’s insurer usually focuses on the unit’s electrical, plumbing, water heater and air conditioning, while the building’s roof and openings sit with the association. Bellini is in a 160 mph design wind speed area, so any association wind-mitigation or roof report helps buyers get accurate quotes.
Yes. Pull the history for your unit’s address and your building’s address from Lee County’s eConnect portal, which needs no account, and close any open or expired permits for windows, a water heater, air conditioning or a remodel. Keep the association’s written approvals with them; a buyer’s attorney will ask for both.
Update selectively. Six sales of the same 2,766 square foot plan spread from $1,255,000 to $2,199,000, and condition explains much of that spread, but condominium work needs association approval and time. Paint, lighting and repairs usually pay; a full kitchen or flooring change may not before a sale. We walk the residence and tell you which projects Bellini buyers reward.
You can, and some Bellini sellers should, especially if the residence needs a kitchen or bath a buyer will want to choose. An as-is Bellini sale should still come with the condominium documents, the reserve study, both estoppel certificates and the permit history, 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 residence, 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 Bellini 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 residence, the tenant is the Beach Club designee, and showings must follow the lease’s access terms and any association rules. Tell us the lease end date at listing; a vacant residence 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 roughly four to six Bellini sales a year and a wide spread within each plan, 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 Bellini sale can be run remotely: we coordinate showings, both estoppel requests, the condominium document package, inspections and the closing timeline with the title company on your behalf. Tell us who holds keys and gate access so the residence can be shown on short notice.
Because a Bellini price is built from a handful of deeds of your floor plan, 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 Bellini sale in the county record. Call Jesse direct at (239) 898-6072 to start.
Every Bellini fact on this page comes from a recorded instrument 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 (Bellini and Vivaldi closings, days on market, active listings, community closings 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, issued by Lee County or enacted by the Florida Legislature. They are the documents we read for this page, and the ones a Bellini buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Articles of Incorporation, Bellini at Miromar Lakes Condominium Association, Inc. | Florida Division of Corporations | Filed January 3, 2007 | Condominium Act purpose, one vote per unit, board of 3 to 9, transfer and leasing approval power | |
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Bellini’s $1,305.08 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 Declaration of Condominium for Bellini (Lee County Instrument 2007-5277), the master Declaration (Official Records Book 3343, Page 294) and the Master Association Rules and Regulations are recorded with the Lee County Clerk or issued to members; none is posted as a free public copy online, and the Bellini and master documents come with the resale document package a seller must deliver.
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 Bellini. 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.
