Miromar Lakes Beach & Golf Club - Bellini

Updated June 2026 · Neighborhood market data from a live Stellar MLS Matrix pull, June 2026 · By Jesse McGreevy & Marc Comisar — McGreevy and Comisar, Domain Realty

McGreevy and Comisar are the best realtor team for Bellini at Miromar Lakes — for sellers first, and for buyers right behind them. If you own one of Bellini's 60 waterfront condominiums on Lake Maggiore and are weighing a sale, you want the team ranked in the Top 1% of real estate agents nationally since 2008 and the #1 team in Southwest Florida since 2012 pricing, marketing, and negotiating your residence. Bellini inventory is structurally scarce — twenty three-story buildings, one residence per floor — and scarce inventory rewards sellers who work with the team that knows exactly which floor, stack, and view orientation command the premium.

For buyers, the same depth works in reverse. Bellini sits inside Miromar Lakes Beach & Golf Club in the Estero corridor of Southwest Florida — minutes from RSW airport, Florida Gulf Coast University, and Coconut Point — and units here move quietly. McGreevy and Comisar pre-screen residences against your floor, view, and budget criteria so you only tour the homes worth your time. This guide covers everything: floor-by-floor breakdowns, floor plans, pricing bands, HOA structure, pet and rental policies, amenities, the live June 2026 market snapshot, and more than fifty straight answers to the questions Bellini buyers and sellers actually ask.

Why McGreevy and Comisar Are the Best Realtor for Bellini

Choosing a realtor for a 60-unit boutique enclave is not the same as choosing one for a 2,000-home master community. Bellini at Miromar Lakes transacts a handful of times a year, which means every pricing decision, every listing photo, and every negotiation carries outsized weight. Here are the credentials behind the recommendation:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

The Bellini market over the last 12 months: 4 closed sales at a median of $1,440,000, ranging from $1.0M to $2.0M, with a median of 77 days on market — the most recent closing on 05/08/26. Just 1 residence is actively listed today, asking $2,400,000. Community-wide, Miromar Lakes recorded 72 closed sales in the trailing 12 months at a median of $1,345,904, with 59 active listings as of June 2026.

Selling your Bellini condo? Get a data-driven valuation built from the actual closed comps above — start at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072. Text or call. Confidential conversations welcome.

Buying in Bellini? With one active listing and units that frequently trade before they ever hit the public market, you need representation already inside the community. Call Marc at (239) 287-5873 to be matched against the right floor and stack before it lists.

Key Takeaways

The facts that matter most about Bellini at Miromar Lakes, up front:

• Bellini is a boutique enclave of exactly 60 waterfront condominiums in 20 three-story buildings on Lake Maggiore — one residence per floor, on Via Bella Acqua Court, Miromar Lakes, FL 33913.
• Over the last 12 months, 4 Bellini condos sold at a median of $1,440,000 (range $1.0M–$2.0M, median 77 days on market); 1 residence is active today at $2,400,000.
• Residences run roughly 2,355 to 3,054+ square feet: first-floor garden residences (~2,355 sq ft), second-floor residences (~2,800 sq ft), and penthouse-style top floors (3,000+ sq ft).
• Second- and third-floor residences include a private in-home elevator that opens directly into the unit; every residence has its own private two-car garage.
• Typical transaction bands: $635K–$1.1M first floor, $900K–$1.7M second floor, $1.4M–$2.4M+ top floor — driven by floor, view orientation, and condition.
• Ownership carries two mandatory associations: the Bellini condo association (building, master insurance policy, pool, clubhouse, docks) and the Miromar Lakes master association (three miles of private beach, Beach Clubhouse, spa, fitness, tennis, 24-hour security). Arthur Hills golf is a separate optional membership.
• Bellini is pet-friendly (typically up to two domestic pets) and is not a short-term-rental community — leases generally carry a 30-day minimum with a cap of two to four leases per year.
• Location is a core asset: roughly 10–15 minutes to RSW airport, five to ten minutes to Miromar Outlets, Coconut Point, and FGCU.

Table of Contents

Start Here: Why McGreevy and Comisar Are the Best Realtor for Bellini · Key Takeaways

The Community: The Most Private Condo Address Inside Miromar Lakes · Three Floors, Three Very Different Residences · Lake Views and Sunset Stacks · Unit Types and Floor Plans

Amenities & Ownership: Bellini Community Amenities · Miromar Lakes Master Amenities · HOA and Fees: What the Dues Cover · Pet and Rental Policies · Construction and Insurance

Fit & Comparison: Who Buys at Bellini · Bellini Condo vs. Miromar Lakes Villa or Estate

Market & Selling: Bellini Market Snapshot (June 2026) · Thinking of Selling Your Bellini Home?

Answers & Next Steps: Frequently Asked Questions — Buyer Edition · Frequently Asked Questions — Seller Edition · Your Local Real Estate Experts · Explore More Miromar Lakes Neighborhoods · Sources & References

The Most Private Condo Address Inside Miromar Lakes

Bellini at Miromar Lakes is a boutique waterfront enclave of 60 condominiums in 20 three-story buildings on the shore of Lake Maggiore — one residence per floor. That structure makes it the most private condominium address inside Miromar Lakes Beach & Golf Club, pairing villa-level privacy with the lock-and-leave maintenance profile of a condo.

Bellini was designed for owners who want the simplicity of a condominium without ever feeling like they live in a building of fifty neighbors. The math is straightforward — twenty separate three-story structures along the shoreline of Lake Maggiore, each holding only three residences. One unit per floor. Sixty owners total.

The Italian translation of bellini is "little beautiful one," and the name describes the architecture as well as the lifestyle. Each building reads more like a private villa than a condominium tower — Mediterranean detailing, gentle pitched roofs, integrated garages, generous private balconies cantilevered toward the water. There is no shared lobby, no shared elevator, no waiting in line for a parking space. The second- and third-floor residences have their own private elevators that open directly into the home.

That structural decision — one unit per floor, low-rise scale, private vertical circulation — is what separates Bellini from every high-rise condominium product in the region. Owners describe it as the privacy of a villa with the maintenance profile of a condo. That combination is the entire reason buyers pay the premium.

Why scale matters here: in a 200-unit tower, the pool is shared by 400+ residents at peak season. At Bellini, the same pool serves a community of 60 owners — many of whom are seasonal. The result is the kind of de facto privacy that is almost impossible to engineer in a larger building. It is also the reason inventory is tight: owners rarely give up a Bellini residence, and only 4 traded on the MLS in the past 12 months.

Three Floors, Three Very Different Residences

Each building at Bellini at Miromar Lakes stacks three single-floor residences: a roughly 2,355-square-foot first-floor garden residence, a roughly 2,800-square-foot second-floor residence with private elevator, and a 3,000-plus-square-foot penthouse-style top floor. Footprint, views, privacy, and price all rise with the floor.

First Floor — The Garden Residence

Ground-level access, direct walk-out to the pool and dock area, the most natural fit for owners who do not want to think about an elevator. Typically the entry price point at Bellini.

• Living area: ~2,355 sq ft
• Bedrooms: 2–3
• Elevator: not required (ground level)
• Outdoor: ground-level patio
• Price tier: entry
• Best for: empty-nesters who want single-level living without stairs, owners with mobility considerations, full-time residents who use the pool and dock daily.

Second Floor — The Mid-Level Residence

The most balanced choice in the building. Elevated lake views above the landscape, full three-bedroom layout, and a private elevator that opens directly into the home. The most-asked-for floor by repeat Miromar Lakes buyers.

• Living area: ~2,800 sq ft
• Bedrooms: 3 + den
• Elevator: private, in-residence
• Outdoor: elevated lake balcony
• Price tier: mid
• Best for: seasonal owners, second-home buyers, anyone who wants elevated views without the top-floor premium.

Third Floor — The Penthouse-Style Residence

The top floor functions as a single-level penthouse. The largest footprint in the building, the most expansive Lake Maggiore views, and the most privacy — no neighbor above, no rooftop foot traffic, the highest sightline. The price-point ceiling at Bellini.

• Living area: 3,000+ sq ft
• Bedrooms: 3+ & den
• Elevator: private, in-residence
• Outdoor: premier top-floor lake balcony
• Price tier: top of market
• Best for: trophy buyers, view-driven owners, anyone trading down from a 4,000+ sq ft estate who refuses to give up the panorama.

Lake Views and Sunset Stacks

Most residences at Bellini at Miromar Lakes face Lake Maggiore directly, because the community was built along the shoreline. View value comes down to four variables — orientation, floor, stack, and immediate foreground — and west-facing top-floor units that capture the sunset command the community's highest price per square foot.

Within that, the "view question" every buyer asks comes down to: orientation (which way the balcony faces), floor (how high you sit above the landscape), stack (which building inside the cluster of twenty), and immediate foreground (open water vs. dock vs. landscape buffer).

Where the premium views sit

• West-facing residences — capture the sunset over Lake Maggiore. These stacks transact at the highest price-per-square-foot in the community.
• Top-floor (3rd) units in west-facing buildings — the trophy combination. Inventory turns rarely.
• Lake-frontage units with unobstructed open-water views — versus units that look out over the dock cluster or landscape buffers. Both are "lake views" on the listing sheet; only one is uninterrupted water.
• Corner exposures — a small subset of units have a side window line that adds a secondary water sightline. Ask specifically about these.

Lake view vs. golf view: Bellini is fundamentally a lakefront community — there are no golf-course-frontage residences here. If a true golf-course view matters to you, McGreevy and Comisar can point you to other Miromar Lakes neighborhoods that line the Arthur Hills championship course. Bellini buyers come for the water.

Unit Types and Floor Plans

Bellini at Miromar Lakes offers single-level, open floor plans from roughly 2,355 to 3,054 square feet, with two to three-plus bedrooms, lake-facing balconies or patios, and private two-car garages. First-floor units typically transact $635K–$1.1M, second floors $900K–$1.7M, and top floors $1.4M–$2.4M+.

Layouts vary by floor and stack, but the consistent themes are large great-room living, generous primary suites, lake-facing outdoor space, and integrated garage parking with storage.

Price ranges are illustrative bands based on recent transactions. Actual asking prices fluctuate with inventory, condition, view orientation, and recent renovations. Current market pricing available on request from McGreevy and Comisar.

Bellini Community Amenities

Bellini at Miromar Lakes maintains its own residents-only amenities — a community swimming pool, a private clubhouse, and private community docks on Lake Maggiore — shared among just 60 owners. Because the community is so small, the pool, clubhouse, and docks feel meaningfully private rather than resort-crowded.

• Community Swimming Pool — resort-style pool at the heart of the community, used primarily by Bellini's 60 owners. Loungers, shaded seating, and direct lake-side positioning.
• Private Clubhouse — Bellini's residents-only clubhouse for small gatherings, social events, and casual community use. Separate from the master Beach Clubhouse.
• Private Community Docks — boat dockage on Lake Maggiore for residents. Boat slip arrangements vary — some deeded, some assigned, some first-come.
• Private Garages — each residence comes with its own private two-car garage with storage. No shared parking deck — Bellini parks like a villa, not like a tower.
• Private Elevators — second- and third-floor residences include an in-home private elevator that opens directly into the unit. No shared building elevator lobby.
• Maintenance-Free Exterior — the association handles roof, exterior paint, landscaping, pest control, and building insurance. Lock the door and leave for the summer.

Miromar Lakes Master Amenities

Every owner at Bellini at Miromar Lakes receives full access to the Miromar Lakes Beach & Golf Club master amenity package — three miles of private white-sand beach, a 700-acre interconnected lake system, the Beach Clubhouse, full-service spa, fitness center, tennis, and optional Arthur Hills championship golf. It is the most extensive private amenity offering in Southwest Florida.

• Three miles of private white-sand beach — the largest private beach in the state of Florida, all interior to the community.
• 700-acre interconnected lake system — kayaking, paddleboarding, electric boating throughout. Designated ski lake for waterskiing and wakeboarding.
• The Beach Clubhouse — multiple dining venues, including casual lake-side and fine dining.
• Full-service spa — treatments, salon services, wellness programming.
• Fitness center — modern equipment, group classes, personal training available.
• 10 Har-Tru tennis courts — plus pickleball, bocce, and active league play.
• Arthur Hills championship golf course — separate optional membership.
• Infinity pool and beach pool — separate from Bellini's residents-only pool.
• Marina — community-wide boating support.
• 24-hour gated security — manned gatehouse and roving patrols included in master association dues.

HOA and Fees: What the Dues Cover

Ownership at Bellini at Miromar Lakes carries two mandatory associations: the Bellini condominium association, covering the building structure, master insurance policy, pool, clubhouse, docks, and reserves; and the Miromar Lakes master association, covering the beach, resort amenities, security, and lake management. Owners separately carry HO-6 insurance, property taxes, utilities, and optional golf membership.

Bellini Condo Association — typically covers

• Master building insurance policy (the structure and exterior)
• Roof and exterior maintenance, including paint and stucco
• Common-area landscaping and irrigation
• Pool and Bellini clubhouse maintenance
• Building water and sewer (depending on configuration)
• Pest control of the building exterior
• Private community dock maintenance
• Reserve contributions for long-cycle replacements

Miromar Lakes Master Association — covers

• Three miles of private beach and Beach Clubhouse operations
• Fitness center, spa facilities, tennis courts
• Lake system management and maintenance
• Community-wide landscaping
• 24-hour gatehouse staffing and security patrol
• Roadway maintenance inside the community

What you pay separately

• HO-6 condo owner's insurance — covers your interior, contents, and liability (the master policy only covers the building shell).
• Property taxes — assessed at the Lee County rate on your unit's assessed value.
• Golf membership — Arthur Hills club is optional and separate.
• Utilities — electric, internet, cable.

A note on Florida condo fees post-2025: Florida's condominium reserve and inspection requirements changed substantially after the Surfside reform legislation. Many associations have had to top-up reserves, fund structural integrity reserve studies, and adjust assessments. Bellini's smaller scale and low-rise construction profile has made its compliance trajectory relatively benign compared to high-rise coastal towers, but McGreevy and Comisar always confirm the current operating budget, reserve study, and any special assessment history before any buyer writes an offer.

Pet and Rental Policies

Bellini at Miromar Lakes is pet-friendly — typically up to two domestic pets per residence — and it is not a short-term-rental community. Leases generally carry a 30-day minimum term with a cap of two to four leases per calendar year, rules designed to protect the residential character of the enclave.

Pet Policy

The condominium documents typically permit up to two domestic pets per residence with reasonable weight and breed considerations. Service animals are exempt from numerical limits per federal Fair Housing rules. The pet rules can be amended by the association — we always pull the current pet addendum directly from the management company before a buyer commits.

Rental Restrictions

Whatever your strategy on Airbnb or Vrbo, that strategy will not work here, and that is by design — the rental rules exist to protect the residential character of the enclave.

• Minimum lease term — typically 30 days. Some Miromar Lakes neighborhoods extend this to 90 days; verify against the current Bellini docs.
• Maximum leases per year — the association typically caps the number of times per calendar year a unit can be leased. Two to four is the typical structure.
• Tenant background and approval — tenants are typically subject to association screening and an application fee.
• Short-term vacation rentals — not permitted.

For owners who use Bellini as a true second home and lease it for one annual or seasonal tenant per year, the structure is straightforward. For investors looking to maximize rental velocity, this is the wrong community — and we will tell you that on the first call.

Who Buys at Bellini

Bellini at Miromar Lakes draws four recurring buyer profiles: trade-down empty-nesters leaving larger primary homes, seasonal snowbirds who want a true lock-and-leave address, executives seeking a second home minutes from RSW airport, and full-time retiree relocators. The common thread is luxury and privacy without single-family upkeep.

The Trade-Down Empty-Nester

Owner of a 5,000+ square foot estate elsewhere — a primary home in the Midwest, the Northeast, or another part of Florida. Kids are grown. The lawn, the pool maintenance, the four-bedroom guest wing, all of it has become overhead. Bellini gives them the prestige and amenities they want at a maintenance profile that finally matches their lifestyle.

The Seasonal Owner / Snowbird

Primary residence stays where it is. Bellini becomes the November-through-April address. Because exterior maintenance is bundled into the HOA, leaving for the summer is genuinely a turn-the-key-and-go exercise — no scheduling landscapers from a distance, no worrying about whether the pool service showed up.

The Executive Second Home

Active professional with a primary residence elsewhere. Wants a Southwest Florida property close to RSW airport (Bellini is roughly 10 minutes), close to private aviation, close to the beach and golf, with a building profile that does not require active management when they are not there.

The Recent Retiree Relocator

Has decided Southwest Florida is the next chapter — full-time. Wants the amenity-rich master community for an active retirement, the gated security, and the maintenance-free building. Often the longest-tenured Bellini owners come from this profile.

Who Bellini is not for: young families looking for a school-zoned single-family home with a yard. Investors looking to vacation-rent. Buyers who specifically want a high-rise tower experience with a 24/7 concierge in the lobby. Buyers who want a deeded large lot. Any of those preferences point to a different property type, and we will tell you that on the first call.

Bellini Condo vs. Miromar Lakes Villa or Estate

A condo at Bellini at Miromar Lakes delivers the same gated community and master amenities as a single-family villa or estate at a meaningfully lower entry point — $635K–$2.4M+ versus $2M–$10M+ — with exterior maintenance, roof, and grounds bundled into the HOA instead of carried by the owner.

Inside Miromar Lakes, you can buy a Bellini condo, a coach home, a villa, or a single-family estate. Same gated community, same amenities — very different ownership experiences.

Construction and Insurance

Bellini at Miromar Lakes was built to modern Florida coastal-zone building codes — concrete block construction, engineered roof systems, and impact-resistant or shutter-protected openings — and sits roughly twelve miles inland from the Gulf, materially reducing storm-surge exposure. The association carries the master building policy; owners carry an HO-6 unit policy.

Construction

Many residences have been updated in the years since the original build with PGT or comparable impact glass. Every buyer's inspection includes confirmation of storm-protection status.

Geographic Exposure

Miromar Lakes is set roughly twelve miles inland from the Gulf of Mexico, which gives it materially less direct storm-surge exposure than barrier-island communities like Sanibel, Fort Myers Beach, or Bonita Beach. The lakes inside the community are part of a designed and managed drainage system. The community has continued operating through every named storm cycle of the last decade.

Insurance Structure

The Bellini condo association carries a master policy covering the building structure. Owners carry their own HO-6 condo-unit policy covering everything from the drywall in — interior finishes, contents, personal liability, loss-of-use. Lenders since 2025 typically require evidence of flood coverage as well. We introduce buyers to local insurance brokers who actively place coverage in Lee County condo product so there are no closing surprises.

Bellini Market Snapshot (June 2026)

The Bellini at Miromar Lakes resale market over the trailing 12 months: 4 closed sales at a median of $1,440,000, ranging from $1.0M to $2.0M, with a median of 77 days on market — the most recent closing on 05/08/26. One residence is actively listed today at $2,400,000.

• Closed sales (trailing 12 months): 4
• Median sold price: $1,440,000
• Sold price range: $1.0M – $2.0M
• Median days on market: 77
• Most recent closing: 05/08/26
• Active listings (June 2026): 1, asking $2,400,000

For context across the gates: Miromar Lakes community-wide recorded 72 closed sales in the trailing 12 months at a median of $1,345,904, with 59 active listings as of June 2026 — so Bellini's median sits above the community-wide median, and its single active listing represents a fraction of available inventory. Community-wide, rentals lease at roughly 100% of asking price, with a median achieved rent of $7,500/month.

Neighborhood figures from Stellar MLS Matrix for the Miromar Lakes Beach & Golf Club development, trailing 12 months as of June 2026; grouped by MLS Sub/Condo name; updated periodically.

Thinking of Selling Your Bellini Home? List With the #1 Team in Southwest Florida Since 2012

If you have been searching "sell my Bellini home" or looking for a Bellini listing agent who actually knows the difference between a west-facing third-floor sunset stack and a landscape-buffer first floor, this is the team. McGreevy and Comisar have ranked in the Top 1% of real estate agents nationally since 2008 and have been the #1 team in Southwest Florida since 2012 — and the Bellini numbers right now favor prepared sellers.

Your market position: only 4 Bellini residences closed on the MLS in the past 12 months (median $1,440,000, range $1.0M–$2.0M, median 77 days on market — most recent closing 05/08/26), and just 1 unit is actively listed today at $2,400,000. In a 60-unit enclave where buyers routinely wait for the right floor and view, that scarcity is your leverage — if the pricing, presentation, and buyer-targeting are handled correctly from day one.

The credentials behind the listing recommendation:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Every Bellini listing we take starts with a floor-, stack-, and view-specific valuation built from the actual closed comps — not a ZIP-code algorithm. From there: professional presentation, targeted marketing to the trade-down, snowbird, and executive buyer profiles who actually purchase here, and negotiation backed by more than $2.5 billion (Domain Realty Group team) in closed real estate.

Start with your number: request your free Bellini home valuation at mcgreevyandcomisar.com/home-valuation. Call Jesse direct at (239) 898-6072 — text or call. Confidential conversations welcome.

Buying in Bellini? Call Marc at (239) 287-5873.

Frequently Asked Questions — Buyer Edition

Buying at Bellini at Miromar Lakes raises a predictable set of questions — floors, views, fees, pets, rentals, insurance, and logistics. The answers below come from the team that sells inside Miromar Lakes. If something isn't covered here, just call — we answer the question directly.

How many condos are in Bellini at Miromar Lakes?

Bellini is a boutique enclave of exactly 60 waterfront condominiums. There are 20 three-story buildings and each building has just three residences — one unit per floor.

How many buildings does Bellini have, and how tall are they?

Twenty separate three-story buildings, all clustered along the shoreline of Lake Maggiore. Bellini is intentionally low-rise. It is not a high-rise tower community — that scale was a deliberate design choice to preserve privacy and views.

Where is Bellini located inside Miromar Lakes?

Bellini sits along the shore of Lake Maggiore, one of the larger interior lakes inside Miromar Lakes Beach & Golf Club. The street address is Via Bella Acqua Court, Miromar Lakes, FL 33913.

What is the price range at Bellini?

Bellini condos typically transact between roughly $635,000 and $2.4 million-plus. Over the last 12 months, the four MLS sales closed between $1.0M and $2.0M with a median of $1,440,000. Pricing is driven by floor (first vs. second vs. top), view orientation, interior condition, and how recently the unit has been updated. Top-floor residences on the lake side command the highest premiums.

How big are Bellini condos?

Units range from approximately 2,355 to 3,054 square feet of living space. First-floor residences are around 2,300 square feet, second-floor residences are around 2,800 square feet, and top-floor residences exceed 3,000 square feet.

How many bedrooms do Bellini units have?

First-floor units are typically two or three bedrooms. Second-floor and third-floor units are three bedrooms and almost always include a den or flex room that some owners use as a fourth sleeping space.

Do Bellini condos have private elevators?

Yes. Second-floor and third-floor residences come with a private elevator that opens directly into the home. First-floor units are ground-level and do not need one.

What is the difference between first, second, and third-floor units at Bellini?

First-floor residences are the most accessible — direct walkout to the pool and dock area, no elevator required, slightly smaller footprint. Second-floor residences are the most balanced — private elevator, elevated lake views, full-size three-bedroom layout. Third-floor residences are the largest, the most private, and command the most expansive views — the top floor functions as a single-level penthouse.

Do all Bellini units have lake views?

Most do. Bellini was built along the Lake Maggiore shoreline, so the majority of residences face the water directly. A subset of units have a side or angled view that combines lake and preserve/landscape exposures. We can walk you through which specific stacks have the cleanest western water sightlines for sunset views.

What is the difference between a lake view and a golf view at Bellini?

Bellini is primarily a lake-front community on Lake Maggiore — golf-course views are not the primary orientation here. If a true golf-course view is a non-negotiable, the team can point you to other Miromar Lakes neighborhoods that line the Arthur Hills championship course. Bellini buyers come for the water.

What are the HOA fees at Bellini?

HOA dues at Bellini vary by floor, unit size, and the current operating + reserve budget set by the association. For Miromar Lakes condominium neighborhoods overall, quarterly dues typically run in the $2,000 to $9,000 range depending on the building. Bellini specifically tends to fall in the middle of that range. Always request the most current fee schedule from the listing agent before writing an offer — Florida condo budgets have shifted meaningfully post the Champlain Towers reform legislation.

What do the Bellini HOA fees include?

Bellini condo dues typically cover building insurance (the master policy), exterior maintenance, roof reserves, common-area landscaping, pest control of the building exterior, building water and sewer, pool and clubhouse upkeep, dock maintenance, and reserve contributions. There is a separate master association fee for Miromar Lakes Beach & Golf Club that covers the three miles of beach, the Beach Clubhouse, fitness, spa, tennis, gatehouse staffing, and community-wide landscaping. Both are mandatory.

Is Bellini pet-friendly?

Yes. Bellini permits pets, which is one of the reasons it stays popular with full-time and seasonal owners. The condo documents do impose limits on the number of pets and may include weight or size guidelines — confirm the current rules with the listing agent because association policies can be amended.

How many pets are allowed at Bellini?

Typical policy is up to two domestic pets per residence. Service animals are exempt from those numerical limits per federal Fair Housing rules. Always re-verify against the current master and condo docs at the time of purchase.

Are there weight or breed restrictions for pets at Bellini?

Most Miromar Lakes condo associations impose a per-pet weight ceiling, often in the 25 to 50 pound range, and exclude certain breeds. The numbers can shift, so we request the latest pet addendum directly from the management company before you commit.

Can I rent out my Bellini condo?

Yes, but with constraints. Bellini is not an Airbnb / short-term-rental community. The condo docs cap the minimum lease term and limit the number of times per year a unit can be leased. Most Miromar Lakes neighborhoods enforce a 30-day minimum lease and a maximum of two to four leases per calendar year. Verify the current rule before buying if rental income is part of your model.

What is the minimum rental period at Bellini?

Typically 30 days. Some Miromar Lakes neighborhoods extend this to 90 days. Short-term vacation rentals (under 30 days) are not permitted.

Are there limits on how often I can rent?

Yes. Most condo associations inside Miromar Lakes cap the number of leases per calendar year. Two to four leases per year is the typical structure. The cap is intended to preserve the residential, owner-occupied character of the community.

What amenities does Bellini itself have?

Bellini-specific amenities include a community swimming pool, a residents' clubhouse, and private community docks on Lake Maggiore. Because the community is so small (60 units), the pool and dock area feel genuinely private — you are not sharing them with a tower of 200+ neighbors.

What amenities does the Miromar Lakes master community offer?

Bellini owners get full access to Miromar Lakes Beach & Golf Club's master amenities: three miles of private white-sand beach (the largest private beach in Florida), a 700-acre interconnected lake system, the Beach Clubhouse with multiple dining venues, a full-service spa, fitness center, 10 Har-Tru tennis courts, pickleball, bocce, infinity pool, marina, and access to water sports including kayaking, paddleboarding, and waterskiing. Golf is a separate optional membership.

Is the Arthur Hills golf membership included with a Bellini purchase?

No. The Arthur Hills championship golf course inside Miromar Lakes operates on a separate, optional membership program. Bellini owners are not required to join the golf club. If you want to play, the club offers both full and limited golf memberships — pricing and availability change, so we will introduce you to the current membership director if golf matters to you.

Is beach access included for Bellini owners?

Yes. Beach access is a master-association benefit, not a separate paid amenity. The three miles of white-sand beach, Beach Clubhouse, and lake-side dining are all included in your Miromar Lakes master association dues — no extra charge, no day fees.

Can I dock my boat at Bellini?

Bellini has private community docks on Lake Maggiore. Boating inside Miromar Lakes is limited to electric and small low-wake craft on most of the interconnected lake system, and waterskiing is permitted on the designated ski lake. Confirm which dock slips are assigned vs. first-come and whether deeded boat slip rights transfer with your specific unit before closing.

Is there guest parking at Bellini?

Yes. Each building includes resident parking (typically a private garage and additional driveway parking) plus designated guest parking spaces near each cluster of buildings. Guest parking is enforced under the community rules — overnight stays generally require a registered guest pass.

Is there storage for residents?

Bellini residences include a private one or two-car garage with each unit. The garages provide both parking and meaningful storage space — kayaks, bikes, beach gear, golf bags, and bins. Some units also have storage rooms or closets accessed via the private elevator landing.

What is the parking situation?

Each Bellini residence comes with its own private garage. Garages typically accommodate two cars plus storage. Guest parking is available throughout the community. There is no shared parking garage — this is one of the structural reasons Bellini feels more like a villa community than a tower.

Who typically buys at Bellini?

Bellini draws a distinct buyer profile: empty-nesters trading down from a larger primary residence, snowbirds who want a maintenance-free seasonal home, executives who want a lock-and-leave second residence in a gated coastal community, and retirees relocating to Southwest Florida full-time. The common thread — buyers who want luxury and privacy without the responsibility of a single-family lawn, pool, or roof. Bellini is rarely a young-family community.

Is Bellini good for retirees?

Excellent. The combination of one-floor living, private elevators on the second and third floors, maintenance-free exterior, on-site clubhouse and pool, gated 24-hour security, and walkable proximity to the Beach Clubhouse make Bellini one of the more retiree-friendly addresses inside Miromar Lakes. A meaningful portion of current owners are retired or semi-retired.

Is Bellini good for seasonal residents and snowbirds?

Yes — possibly the single best argument for choosing a condo over a single-family home in Miromar Lakes. The HOA covers all building exterior maintenance, so when you head north for the summer, you do not have to coordinate landscapers, pool service, or pest control on the outside of your home. Lock the door and leave.

How does Bellini compare to a single-family villa or estate at Miromar Lakes?

A single-family villa or estate inside Miromar Lakes gives you more square footage, a private pool, your own outdoor space, and a deeded lot — but it also gives you the responsibility for that lot. You pay for landscaping, your own pool service, your own roof, your own paint, your own pest control, your own hurricane shutters or impact windows. At Bellini, all of that is bundled into the HOA. Villas typically transact higher ($2M to $8M+ for lakefront and golf-course estates) and Bellini gives you the lifestyle at a meaningfully lower price point with materially less work.

Why should I choose a condo over a single-family home at Miromar Lakes?

Four reasons: (1) Cost of entry — condos start under $700K, estates start over $2M. (2) Maintenance — exterior, roof, and grounds are handled by the association. (3) Lock-and-leave lifestyle for seasonal owners. (4) Built-in social proximity — the Bellini pool and clubhouse create natural community in a way a private lot does not. The trade-off is shared walls (Bellini's one-unit-per-floor design minimizes this) and association governance.

What kind of insurance do I need for a Bellini condo?

The Bellini master association carries a master policy covering the building structure and exterior. As the owner, you carry an HO-6 condo unit-owner policy covering the interior (everything from the drywall in), your personal property, liability, and loss-of-use. Lender requirements have tightened since 2025 — expect to also be asked for proof of flood coverage. Your buyer's agent and a local insurance broker will walk you through current carrier availability before closing.

How are Bellini condos built for hurricane protection?

Construction inside Miromar Lakes was completed under modern Florida building codes — concrete block construction, hip-roof engineering, and impact-resistant or shutter-protected windows and doors are typical. Many Bellini units have been updated with PGT or comparable impact glass in the years since the original build. We always confirm storm-protection status during the inspection period.

How did Bellini perform during recent hurricanes?

Miromar Lakes is set inland from the coast (roughly 12 miles east of the Gulf), which gives it materially less direct storm-surge exposure than barrier-island communities. The lakes inside the community are part of a managed drainage system. Specific structural performance varies building-to-building and we walk every buyer through the most recent inspection and reserve reports.

What schools serve Miromar Lakes?

Miromar Lakes is in the Lee County School District. Bellini is a primarily empty-nest and seasonal community, so day-school logistics are not the typical buying criterion — but for the rare younger family, current zoning is to Three Oaks Elementary, Three Oaks Middle, and Estero High. Florida Gulf Coast University is roughly five minutes away. Verify current zoning with the district at the time of purchase.

How close is Bellini to Southwest Florida International Airport (RSW)?

Approximately a 10 to 15-minute drive — Bellini is one of the most airport-convenient luxury addresses in Southwest Florida. That proximity is a meaningful factor for executives and seasonal owners who fly in and out.

How close is Bellini to shopping and dining?

Miromar Outlets and Coconut Point are both within a five-to-ten-minute drive. The Gulf Coast Town Center, University Village, and FGCU are similarly close. Inside the gates, the Beach Clubhouse has multiple dining venues so you do not need to leave to eat well.

Can I customize or renovate my Bellini condo?

Interior renovations are permitted, but require association approval. Exterior changes (windows, balcony enclosures, exterior paint, landscaping additions) are tightly controlled by the architectural review committee to preserve the consistent Mediterranean aesthetic. Interior renovations beyond cosmetic work also typically require Lee County permits.

How is cell signal and high-speed internet at Bellini?

Cell coverage is strong on all major carriers. Fiber and high-speed internet are widely available — most owners use Comcast/Xfinity or Hotwire Fision (the bulk provider for many Miromar Lakes neighborhoods). Speeds support remote work without issue.

Is there 24/7 security at Miromar Lakes?

Yes. Miromar Lakes is a 24-hour gated community with on-site security staffing the main gatehouse around the clock. Visitor access is logged. Roving patrols are part of the master association budget.

Are Bellini condos a good rental investment?

Bellini is structurally not a short-term-rental play — the 30-day minimum lease and the cap on leases per year preclude the Airbnb model. For annual or seasonal (3-to-6-month) rentals to high-quality tenants, the property class and Miromar Lakes brand support strong rents — community-wide, Miromar Lakes rentals lease at roughly 100% of asking, with a median achieved rent of $7,500/month. We can model expected annual rental yields against current asking prices on request.

What is the Miromar Lakes master association fee in addition to Bellini's HOA?

The master association fee is separate from and additive to the Bellini condo association fee. It covers the master amenities — beach, Beach Clubhouse, fitness, tennis, gatehouse, community-wide landscaping, and lake management. Confirm the current quarterly amount on the listing's seller's disclosure.

Can I park a boat trailer or RV at Bellini?

No. Like nearly every luxury condo community at Miromar Lakes, recreational vehicles, boat trailers, and commercial vehicles are not permitted in the residential parking areas. Off-site storage solutions exist locally.

What is the next step if I want to see Bellini in person?

Call or text McGreevy and Comisar — Marc Comisar direct at (239) 287-5873. Bellini's small inventory means showings are most efficiently arranged ahead of time — we can pre-screen units against your floor, view, and budget criteria so you only spend time inside the residences worth touring. If you are flying in from out of market, we can stack three to five showings into a single afternoon.

Frequently Asked Questions — Seller Edition

Selling at Bellini at Miromar Lakes is a different exercise than selling in a 2,000-home community: 60 total units, 4 MLS sales in the past 12 months, and one active listing today. These are the questions Bellini owners ask McGreevy and Comisar — the Top 1% nationally ranked team — before they list.

What is my Bellini condo worth in today's market?

The trailing-12-month comps put the Bellini median at $1,440,000, with closings between $1.0M and $2.0M — but in a 60-unit community, your floor, stack, view orientation, and condition can move the number by hundreds of thousands of dollars. Start with a data-driven valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

How many Bellini condos sold in the last 12 months?

Four closed on the MLS, at a median of $1,440,000, ranging from $1.0M to $2.0M. The most recent closing was 05/08/26. Community-wide, Miromar Lakes recorded 72 closed sales over the same period at a median of $1,345,904 — Bellini's median sits above the community median.

How long will it take to sell my Bellini condo?

The median for the last 12 months of Bellini sales was 77 days on market. Floor and view drive the variance: west-facing and top-floor residences are the most-requested product in the community and tend to attract buyers fastest, while pricing discipline matters most for landscape-buffer and first-floor units.

Is now a good time to sell a Bellini condo?

The supply picture favors sellers: only 1 Bellini residence is actively listed today (asking $2,400,000) in a 60-unit community where buyers routinely wait for the right floor and stack. With 4 sales in the past year and minimal competition on the market, a correctly priced and properly marketed listing has the buyer pool largely to itself.

Can I sell my Bellini condo off-market or confidentially?

Yes. Because McGreevy and Comisar maintain an active book of pre-screened Bellini and Miromar Lakes buyers — trade-down empty-nesters, snowbirds, and executives waiting for specific floors and views — many conversations start before a listing ever goes public. Confidential and off-market representation is available. Call Jesse direct at (239) 898-6072 — text or call. Confidential conversations welcome.

How should I price my Bellini condo?

Off the actual closed comps — not a ZIP-code algorithm. We build pricing from the four trailing-12-month Bellini sales, then adjust for your floor (first, second, or penthouse-style third), view orientation (west-facing sunset stacks command the premium), foreground (open water vs. dock vs. landscape buffer), condition, and any impact-glass or interior updates.

How will McGreevy and Comisar market my Bellini listing?

With targeting built around who actually buys here: trade-down empty-nesters, seasonal snowbirds, lock-and-leave executives, and retiree relocators. Professional presentation, exposure across the MLS and our McGreevyandComisar.com community pages, and direct outreach to our pre-screened buyer book. As the #1 team in Southwest Florida since 2012, we put more qualified eyes on a Bellini listing than any single-agent alternative.

Should I sell my Bellini condo furnished?

Many Bellini sales transact turnkey-furnished because the community attracts a high seasonal-owner mix and sellers prefer to leave the staging in place. A negotiated inventory list is standard — we will advise what to include and what to carve out based on what recent buyers in the community have actually valued.

Should I stage my Bellini condo before listing?

Usually lightly, if at all. Most Bellini residences show well furnished — the lake views do the heavy lifting — and turnkey presentation matches how buyers here intend to use the home. Where a unit is dated or empty, we advise targeted staging of the great room and lanai-facing living areas, where the view sells the residence.

Do Miromar Lakes membership benefits transfer to my buyer when I sell?

The master-association amenities — the three miles of private beach, Beach Clubhouse, fitness, spa, tennis, and 24-hour security — are tied to the property and convey with ownership through the mandatory master association. Arthur Hills golf membership is separate and optional; its status in a sale is handled with the club, and we coordinate that conversation as part of the transaction.

What documents will I need to sell my Bellini condo?

Buyers and lenders will expect the condominium documents, the current operating budget, the reserve study and any structural-integrity reporting required under Florida's post-Surfside reform rules, recent association meeting minutes, and disclosure of any special assessment history. We assemble this package up front so it never stalls a contract.

What is an estoppel letter, and will my sale need one?

An estoppel certificate is the association's formal statement of your account — dues status, any outstanding amounts, and current fee levels — and it is a standard requirement in every Florida condo closing. Bellini sales involve both the condo association and the Miromar Lakes master association, and we order and track both so closing stays on schedule.

Will association approval slow down my sale?

Association applications and screening are a normal step in Miromar Lakes condo transactions — the same process that protects you as an owner protects your buyer's closing. We build the application timeline into the contract dates from day one, so approval runs in parallel with inspections and financing rather than delaying them.

When is the best time of year to list my Bellini condo?

Season — November through April — is when Bellini's core buyer profiles (snowbirds, trade-down empty-nesters, and executives) are physically in Southwest Florida touring. But with only one active listing in the community right now, a well-priced listing can succeed in any month; scarcity does not take the summer off.

The current active listing is asking $2,400,000 — what does that mean for my sale?

It means the visible market is anchored at the top of Bellini's historical range ($635K to $2.4M+). If your residence is a second-floor or first-floor unit, you would enter the market with effectively zero direct competition at your price point. We position each listing against both the active competition and the four closed comps, by floor and view.

Why should I list with McGreevy and Comisar instead of another agent?

Because Bellini rewards specialized knowledge: Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012 (Domain Realty Group), over $2.5 billion in team sales, over $900 million by McGreevy and Comisar alone, and a working command of exactly which Bellini floors, stacks, and views command premiums. Five-star customer satisfaction for 20 straight years — only 5 out of 21k+ licensees (Gulfshore Life Magazine). Call Jesse direct at (239) 898-6072.

What is the first step if I am thinking about selling?

A confidential valuation conversation. Request your free Bellini valuation at mcgreevyandcomisar.com/home-valuation, or call or text Jesse at (239) 898-6072. We will walk the comps, your floor and view position, and the timing — no obligation, and the conversation stays private.

Your Local Real Estate Experts

McGreevy and Comisar are the team behind this guide — Southwest Florida specialists who sell inside Miromar Lakes Beach & Golf Club and across the Estero corridor:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact: Jesse McGreevy: (239) 898-6072 · [email protected] — Marc Comisar: (239) 287-5873 — Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.

Jesse McGreevy is a licensed Florida real estate agent (FREC SL3101296). Marc Comisar is a licensed Florida real estate broker associate (FREC BK3060671). Both with Domain Realty.

McGreevy and Comisar are part of Domain Realty — Southwest Florida's full-service brokerage. Learn more at DomainRealtyGroup.com.

Explore More Miromar Lakes Neighborhoods

Bellini is one of many distinct neighborhoods inside the gates. Start with the full Miromar Lakes community guide, then explore the neighborhoods closest to Bellini's price band and product type:

• Nerano — the most active luxury neighborhood in the community over the past year: 10 sales at a median of $1,497,500, directly price-adjacent to Bellini.
• Mirasol — Miromar Lakes' busiest entry point: 8 sales in 12 months at a median of $745,000, a natural first look for buyers starting below Bellini's mid-band.
• San Marino — 6 sales at a median of $547,500, the community's most accessible price tier.
• Verona Lago — the fastest-moving luxury street in the community: 3 sales at a median of $2,550,000 with just 20 median days on market, for buyers stepping above Bellini's range.
• Caprini — two 2026 closings at $2,270,000 and $2,300,000, another step-up option from a top-floor Bellini residence.

Dedicated pages for every Miromar Lakes neighborhood are rolling out — we'll link each as it goes live.

Sources & References

Neighborhood and community market figures are from a live Stellar MLS Matrix pull for the Miromar Lakes Beach & Golf Club development, trailing 12 months as of June 2026, grouped by MLS Sub/Condo name. Community, policy, and location facts referenced in this guide can be verified with these primary sources:

• Miromar Lakes Beach & Golf Club — official community site (community amenities, beach, golf, and club information)
• Lee County School District (current school zoning verification)
• Lee County Property Appraiser (assessed values and property tax records)
• FEMA Flood Maps (flood-zone determination for insurance purposes)
• The Florida Senate (Florida condominium reserve and structural-inspection legislation)

Information regarding floor plans, pricing, HOA fees, and association policies is believed to be accurate but subject to change. Always verify current details directly with the associations and against active MLS inventory. For the current picture any day of the week, call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.