Isola Bella is a 13-home island neighborhood of custom estates on Isola Bella Court in Miromar Lakes, built 2004 to 2009 on lots of about half an acre, with nine recorded sales since 2013. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Isola Bella sellers call first, and the team Isola Bella buyers call when they want the record rather than the legend: what each of the nine recorded Isola Bella sales since 2013 actually paid, how large the thirteen lots really are, what the Miromar Lakes CDD puts on an Isola Bella tax bill, and what the flood map says about Isola Bella Court. Isola Bella is a 13-home island estate neighborhood inside the master-planned community of Miromar Lakes, in unincorporated Lee County near Estero, Florida. Its custom homes, built from 2004 to 2009, sit on a piece of land ringed by lake water and reached by a single bridge, and it trades less often than almost any neighborhood in the community. 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), the recorded Isola Bella plat, federal aerial imagery of the island, the Florida Division of Corporations records, the Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget, FEMA’s National Flood Hazard Layer, Lee County’s hazard, utility and zoning layers, and the Southwest Florida MLS figures we pulled on September 30, 2026. Where the public record stops, we say so and name the document that answers the question.
If you own on Isola Bella and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the lot, fee, flood and comparison sections will tell you whether the island 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 Isola Bella 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 an Isola Bella market read built from every qualified island deed, the plat and the lot-by-lot roll.
If you’re searching for the best realtor for Isola Bella in Miromar Lakes, near Estero, whether you’re ready to sell your Isola Bella 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 on Isola Bella for a specific reason. Thirteen homes on one island produce very few sales, and the few there are carry the whole market. The Lee County deed record shows nine qualified Isola Bella sales since October 2013, ranging from $1,725,000 to $5,500,000, and none at all since May 2022. A listing agent who prices an Isola Bella estate off a Miromar Lakes average, or off a single old sale, can miss the price by millions of dollars in either direction.
Recent Isola Bella track record (last 12 months): In the last 12 months Isola Bella has seen 0 resales in the Lee County qualified-deed record (September 2025 through the September 2026 file), and the Southwest Florida MLS, pulled September 30, 2026, shows no Isola Bella sale, listing or rental in the 12 months to September 30, 2026. The newest recorded Isola Bella sale is $5,500,000, in May 2022, the highest in the county file. Because the 12-month window is empty, this page lists every one of the nine qualified sales since 2013 instead of a median-only summary. With no sale in the window there is no sale-to-list ratio to state for Isola Bella; we tracked every qualified deed, and we will walk you through each one.
Honors and recognition:
Selling your Isola Bella home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Isola Bella? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling on Isola Bella also runs through the wider market around Estero, and our guide to the best real estate agents in Estero sets out how we compare with the other teams working this corridor.
Isola Bella at Miromar Lakes, section by section. Each link below jumps to its part of this guide, from the market snapshot and the lot-by-lot record to the fee layers, the flood record, the comparison with Anacapri, the seller section and the sources behind every figure.
Living on Isola Bella means owning a custom estate home on one of only thirteen lots on an island inside Miromar Lakes Beach & Golf Club, with lake water around the neighborhood, a single bridge in and out, and the Beach Clubhouse under half a mile away: privacy by geography, not a second gate.
The word island is literal here, and the evidence is federal rather than promotional. The U.S. Geological Survey’s National Map carries a National Agriculture Imagery Program frame of Miromar Lakes flown on February 14, 2023, at a 0.3 meter resolution. In it, the thirteen Isola Bella lots sit on a land mass ringed by water and joined to the Caprini side of the community, to the north, by one bridge, with private docks visible along much of the outer shore. We found no developer or government page that names the bridge or calls the neighborhood a private island, so we describe what the image shows and nothing more. Who owns and maintains the bridge is set by the recorded documents, which we did not find posted online.
Isola Bella sits at the top of the community’s resale estate market. The typical home has four bedrooms (11 of the 13 on the roll), about 4,900 to 5,300 square feet of heated space and a lot of roughly half an acre or more, on a street with no through traffic because the street ends on the island. That profile suits buyers who want a large custom home, lake frontage on most lots and the quiet of a thirteen-home street, and who are willing to wait for one of very few sales. Owners who spend part of the year away also value a street that only its residents and their guests have reason to use.
An Isola Bella morning can start on the lanai with lake water in view, since 12 of the 13 lots are coded by the county as lakefront. From the island, the Beach Clubhouse is about 0.46 mile away in a straight line, measured between Census geocoder points, a short cart ride, where the 10,000 square foot zero-edge pool, the fitness center and the three miles of private beach are Master Association common area. Afternoons on Lake Como, the community’s 700-acre freshwater lake, and evenings at the Blue Water Beach Grill are the pattern the developer describes. 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 Isola Bella market is one of the thinnest and most expensive in Miromar Lakes: the Lee County qualified-deed record shows 9 Isola Bella sales since October 2013, all resales, at a median of $2,840,000, with the newest and highest at $5,500,000 in May 2022, and none since.
The yardstick here is the county’s own record: deeds the Lee County Property Appraiser marks as qualified (arm’s-length) sales of improved single-family parcels, matched to Isola Bella by plat, not by name. No 12, 24, 36 or 60-month window holds ten Isola Bella sales, and the whole county file since October 2013 holds nine, so we list every sale below rather than lean on a median. Builder-direct sales are counted separately and there were none in the file, which fits a neighborhood built out by 2009, before the file begins.
Measure (Lee County qualified deeds) | Isola Bella |
|---|---|
Window | All recorded history in the county file, October 2013 to September 2026 |
Qualified sales | 9, all resales |
Median sale price | $2,840,000 (odd count: the 5th of 9 values) |
Range | $1,725,000 to $5,500,000 |
Dollar volume | $27,583,750 |
Mean price per heated square foot | $593 (mean of each sale’s own ratio; median $582) |
Sales since September 2025 | 0 |
Newest qualified sale | May 12, 2022, $5,500,000 |
Recorded | Price | Bedrooms | Heated sq ft | Price per sq ft | Year built |
|---|---|---|---|---|---|
October 2013 | $2,600,000 | 4 | 5,400 | $481 | 2005 |
January 2014 | $3,035,000 | 4 | 5,214 | $582 | 2005 |
March 2015 | $3,341,250 | 4 | 5,655 | $591 | 2008 |
December 2015 | $2,840,000 | 4 | 4,890 | $581 | 2006 |
October 2016 | $2,475,000 | 4 | 4,890 | $506 | 2006 |
May 2019 | $1,725,000 | 3 | 4,436 | $389 | 2006 |
January 2021 | $2,700,000 | 4 | 4,533 | $596 | 2007 |
November 2021 | $3,367,500 | 4 | 5,259 | $640 | 2004 |
May 2022 | $5,500,000 | 4 | 5,655 | $973 | 2008 |
Two things stand out. First, one home appears twice at the top: a 5,655 square foot, 2008-built home recorded at $3,341,250 in March 2015 and at $5,500,000 in May 2022, a gain of about 65 percent in seven years. Second, another home shows the opposite: a 4,890 square foot, 2006-built home recorded at $2,840,000 in December 2015 and at $2,475,000 in October 2016, about 13 percent lower ten months later. The deed record does not show what changed inside either home. What it does show is that on Isola Bella the specific house, its condition and its lot move the price far more than any neighborhood trend.
Data updated: September 2026. Counts are qualified improved-home deeds only; a year with one sale is a single data point, not a trend.
Year | Qualified sales | Price or prices |
|---|---|---|
2013 (from October) | 1 | $2,600,000 |
2014 | 1 | $3,035,000 |
2015 | 2 | $3,341,250 and $2,840,000 |
2016 | 1 | $2,475,000 |
2017 and 2018 | 0 | no qualified sale recorded |
2019 | 1 | $1,725,000 |
2020 | 0 | no qualified sale recorded |
2021 | 2 | $2,700,000 and $3,367,500 |
2022 | 1 | $5,500,000 |
2023 to September 2026 | 0 | no qualified sale recorded |
The 2019 sale, $1,725,000 for the one three-bedroom home in the file, is the low point. The two 2021 sales and the 2022 sale are the high-water mark, and nothing has traded on the deed record since. The county file also holds the island’s earlier history outside the qualified set: the first vacant-lot transfers in 2003 and 2004 recorded at $460,000 to $925,900, and a later vacant-lot resale in 2007 at $1,800,000. Those were not qualified improved sales, so none of them enters the figures above.
The Southwest Florida MLS, pulled September 30, 2026, shows no Isola Bella sale, no active or pending Isola Bella listing and no Isola Bella rental in the 12 months to September 30, 2026. Across all of Miromar Lakes Beach & Golf Club the same pull shows 88 closings in the 12 months to September 30, 2026 at a median of $1,483,284, a top sale of $5,900,000, 40 active listings and 3 pending; community rentals rented 19 times at a median of $8,500 a month, with 18 rentals active at a median ask of $4,600 a month. The county deed record is the primary sales source here.
On Isola Bella the two records tell the same story for the last year: no qualified deed since September 2025 in the county file and no sale in the Southwest Florida MLS for the 12 months to September 30, 2026. The county file goes further back and is the primary record for this page. It shows that the May 2022 sale, at $5,500,000, sits just under the $5,900,000 top sale the September 2026 MLS pull reports for the whole community in that window, which is one measure of where Isola Bella sits in the Miromar Lakes market.
Isola Bella is a scarcity market in its purest form. With 13 homes and nine qualified sales in about thirteen years, the next listing competes with nothing on the island, but its buyer also has nothing recent to compare it with. The honest price case is built from the nine island deeds, adjusted for time, condition and lot, and checked against the estate sales in neighboring Castelli, Sorrento and Anacapri. If you are selling, get an Isola Bella-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.
Isola Bella came to be as Unit V of Miromar Lakes Beach & Golf Club, a platted estate neighborhood recorded in Lee County Plat Book 74, Pages 9 to 12, whose thirteen lots first changed hands as vacant land in 2003 and 2004 and whose custom homes were built one at a time from 2004 to 2009.
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. In February 2026 Florida Gulf Coast University, next door, named the building that houses its Water School for Miromar Development’s chief executive. Miromar Lakes is not an incorporated city or town: the Census geocoder finds no incorporated place or census-designated place there, and every Isola Bella parcel sits in unincorporated Lee County. “Miromar Lakes” is the mailing name the Postal Service accepts for ZIP code 33913.
The name is Italian for “beautiful island”, and it borrows from the original Isola Bella on Lake Maggiore in northern Italy. The Borromeo family, which still owns that island, describes it as a barren rock in the seventeenth century transformed over four centuries into a palazzo and terraced baroque gardens, and says its original name, “Isola Isabella”, honored Isabella d’Adda, who envisioned the gardens in 1630. Miromar Lakes uses Italian place names throughout, from Lake Como to Caprini and Positano; on this street the name happens to describe the land.
The Lee County roll records all thirteen Isola Bella homes as lots 1 to 13 of Miromar Lakes Unit V Isola Bella, Plat Book 74, Pages 9 to 12. The same plat carries a set of tracts the roll codes separately: Tracts A and B, E and F as right of way (2.30, 1.52 and 1.18 acres), which is Isola Bella Court and its approach; Tracts C, D, G and H as buffer, conservation and water-retention land; and Tract I, 2.072 acres, recorded as lake. The roll zones the lots as planned development and the tracts as part of the Miromar Lakes Mixed Use Planned Development, and every parcel sits in taxing district 071.
The county file shows the first Isola Bella lots selling as vacant land in 2003 and 2004 at recorded prices of $460,000 to $925,900, and a vacant lot resold in 2007 for $1,800,000. The homes followed one at a time: the roll dates two to 2004, three to 2005, four to 2006, one to 2007, two to 2008 and the last to 2009. The roll says 2009 was the last year built. No primary source we could find names the builders of individual Isola Bella homes, so this page lists none.
We searched the Florida Division of Corporations for every “Isola Bella” entity name in September 2026. The three homeowners’ associations that carry the name, two filed in 2003 and one filed in 2008 and since dissolved, have Lake Worth and Boynton Beach addresses in Palm Beach County and no tie to Miromar Lakes; a Naples Isola Bella in Collier County is also unrelated. A “Miromar Lakes” name search lists no Isola Bella association either. On the public record, then, Isola Bella is governed by the Miromar Lakes Master Association under the master Declaration and by the CDD, with no neighborhood association of its own. Whether a supplemental declaration for Unit V exists is a question for the recorded documents, which the title company and the Master Association can answer.
Isola Bella is a 13-home island estate street inside Miromar Lakes, and its nine recorded sales since 2013 ran from $1,725,000 to $5,500,000. If you own there, get a free Isola Bella 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.
An Isola Bella estate is a custom single-family home of about 4,200 to 6,900 heated square feet, most often with four bedrooms, on a lot of roughly half an acre or more on Isola Bella Court, built between 2004 and 2009 in the Mediterranean-influenced language that runs through Miromar Lakes Beach & Golf Club.
Measure (Lee County roll, September 2026) | Isola Bella |
|---|---|
Homes | 13 single-family parcels |
Heated area | 4,237 to 6,903 sq ft |
Median heated area | 4,945 sq ft |
Average heated area | 5,119 sq ft |
Bedrooms | 4 bedrooms: 11 homes; 3 bedrooms: 1 home; 5 bedrooms: 1 home |
Bathrooms on the roll | 3 to 7 |
Year built | 2004 (2), 2005 (3), 2006 (4), 2007 (1), 2008 (2), 2009 (1) |
Heated area is the county’s figure for air-conditioned living space. It excludes the garage, lanai and pool deck, so a listing’s “total” square footage will be larger. The roll’s range is 4,237 to 6,903 square feet and 3 to 7 baths.
Lot | Stated area on the roll | Lot | Stated area on the roll |
|---|---|---|---|
1 | 0.700 acre | 8 | 0.511 acre |
2 | 0.688 acre | 9 | 0.523 acre |
3 | 0.706 acre | 10 | 0.529 acre |
4 | 0.500 acre | 11 | 0.770 acre |
5 | 0.492 acre | 12 | 0.835 acre |
6 | 0.506 acre | 13 | 0.760 acre |
7 | 0.549 acre | Total | 8.069 acres |
The median lot is 0.549 acre. Twelve of the 13 lots are half an acre or more; lot 5, at 0.492 acre, is the one exception, so the old claim that every lot is at least half an acre was close but not exact. The county codes 12 lots as “single family residential, lake” and lot 9 as “single family residential” without the lake tag. Lots 11, 12 and 13, at 0.760 to 0.835 acre, and lots 1 to 3, at about 0.7 acre, are the largest on the island.
Every Isola Bella address is on Isola Bella Court, numbered 10701 to 10841 in steps of ten, odd numbers only. The Census geocoder places 10701 Isola Bella Court at 26.474067 north, 81.778301 west. Because the court runs onto the island over its one bridge, no one drives past an Isola Bella home on the way somewhere else.
Many Isola Bella owners keep a boat, and the 2023 federal aerial shows private docks along much of the island’s outer shore. What the record does not show is a dock right attached to each lot. Several Anacapri and Castelli legal descriptions on the county roll add a “dock assignment” or a “right to use dock”; none of the thirteen Isola Bella legal descriptions does. Dock rights here are therefore set by the recorded documents and by whatever structure each lot already has, not by the legal description, so dock rights are not assumed at every home. The Miromar Lakes CDD’s stormwater rules add that a dock built into a lake maintenance easement is the dock owner’s to maintain.
On a custom home now 17 to 22 years old, the practical questions are the age and type of the roof, whether every opening has impact-rated glass or tested shutters, the age of the air-conditioning and pool equipment, the condition of the dock and any seawall or shoreline work, and whether past renovations were permitted. Each Isola Bella home was a separate build, so no two answers are alike; Lee County’s permit portal answers the permit question by address, and the storm and permit sections below explain why each item matters at resale.
An Isola Bella home carries Master Association membership under the master Declaration, and through it the Beach Club’s pool, beach, fitness, tennis and lake privileges for one registered household per lot; golf is a separate, optional membership with its own $140,000 initiation fee, and dining, spa services and rentals are paid as used.
On the island the shared features are the private street, the bridge, the landscaped tracts and the conservation and water-retention land the plat sets aside. With no separate neighborhood association on the public record, who maintains those tracts and the bridge is set by the recorded documents and the Master Association; ask for that answer in writing, with the Master Association’s budget, before you sign.
The Beach Club is Master Association common area. The developer’s own description lists a 10,000 square foot zero-edge infinity pool with a beach entry and a children’s wading pool, about three miles of private white-sand beach, a Beach Clubhouse with a dining room, library, wine room, billiard room, card room and theater, a Wellness Spa and a fitness center. The Racquet Club has seven lighted Har-Tru tennis courts and dedicated lighted pickleball courts, which the Winter 2024 resident newsletter counts at six, plus bocce and a family mini-putt course. A Social Lounge and a Golf Simulator Suite inside the Beach Clubhouse were announced for late fall 2026. The January 30, 2024 edition of the Master Association Rules and Regulations ties Beach Club use to one registered household per lot and says general use of the beach, pool, tennis and locker rooms is included in the periodic assessments, while food and drink, spa services, classes, room rentals and boat and equipment rentals are charged separately. Those rules sit under the master Declaration. The National Association of Home Builders named the Beach Clubhouse the Best Clubhouse in 2010, and the developer lists a Botanical Park, a lake-encircling walk planted with more than 3,000 plants.
Lake Como is a 700-acre contiguous freshwater lake, 26 to 40 feet deep, with no tides and no connection to the Gulf. The developer lists swimming, water-skiing, wakeboarding, sailing, kayaking, paddleboarding and fishing. The Master Association’s rules prohibit personal watercraft such as jet skis, cap motorboats and pontoons at 23 feet (pontoon motors at 40 horsepower or less) and sailboats at 21 feet, require every boat to be registered, and limit lake swimming to within 50 feet of shore in the roped area by the Beach Club, never from sundown to dawn. The land under Lake Como belongs to the Miromar Lakes CDD. Florida Gulf Coast University, next door, runs its own student waterfront on the lake, so expect university users on the water.
For boat storage and service beyond a home dock, the developer describes the Marina on the Peninsula with slips and storage, boat rentals and a boating concierge. Slip and rental prices are not published.
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. An Isola Bella purchase is a resale, so an Isola Bella buyer who wants golf should plan on the waitlist.
Dining at the Beach Clubhouse and the Blue Water Beach Grill, spa treatments, lessons and classes, marina slips, boat rentals and concierge tasks such as home watch or pool cleaning are all pay-as-used. The developer lists these services but does not publish their prices, and golf dues are not published either.
Isola Bella fees come in two layers: Miromar Lakes Master Association dues, which are not published, and the Miromar Lakes CDD assessment on the county tax bill, $1,588.14 per Isola Bella home for Fiscal Year 2027. No separate Isola Bella association appears on the state record, so the estoppel certificate gives the real dues.
Miromar Lakes Master Association, Inc. (Florida document N00000005816), formerly named Miromar Lakes Beach and Golf Club Master Association, owns and runs the Beach Club and the community common areas under the master Declaration recorded at Official Records Book 3343, Page 294. Its dues, any Beach Club charges and any capital contribution at resale are not published in any public primary document we found, and we do not repeat dues figures from listing remarks. The figure a buyer can rely on is the one in the association’s estoppel certificate, which Florida Statute 720.30851 requires the association to issue on request and which sets out the regular assessment, the amount owed and any special assessments. The official Contact page routes estoppel requests to the Master Association.
On the Florida Division of Corporations record there is no Isola Bella homeowners’ association tied to Miromar Lakes. If a recorded Unit V document creates a neighborhood-level charge, for example for the bridge or the island’s tracts, it will show on the Master Association’s estoppel certificate or in the title search. We check both at listing so a buyer never meets an unexpected line at closing.
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 Isola Bella in its single-family class at $848.16 of debt service plus $739.98 of operations and maintenance, for a total of $1,588.14 per home, across 13 assessment units. The debt portion repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032; the operations portion continues after that. Paying the tax bill in November earns up to a 4 percent discount.
Layer | Who levies it | Published amount | Where to find it |
|---|---|---|---|
Master Association | Miromar Lakes Master Association, Inc. | Not published | Estoppel certificate from the Master Association |
Neighborhood association | None on the state record | Not applicable | Title search; recorded Unit V documents |
CDD | Miromar Lakes Community Development District | $1,588.14 per home, Fiscal Year 2027 | FY2027 adopted budget; your tax bill |
Golf (optional) | Miromar Lakes Golf Club | $140,000 initiation; dues not published |
Florida Statute 720.401 requires a seller in a homeowners’ association community to give the buyer a disclosure summary before the contract is signed, and Florida Statute 190.048 requires every sale contract inside a CDD to carry a bold notice that the District may levy taxes or assessments on the property. For the dollars, ask for two documents early: the Master Association’s estoppel certificate and the most recent Lee County tax bill for the home, which shows the CDD line. We request both at listing so an Isola Bella buyer never meets a new number at the closing table.
Isola Bella’s yearly cost of ownership stacks three items: Master Association dues, the $1,588.14 CDD assessment and Lee County ad valorem property tax, which for Isola Bella’s taxing district ran 13.2715 mills in 2025, or about $13.27 per $1,000 of taxable value.
Every Isola Bella 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. The millage book says 13.2715.
On an illustrative taxable value of $2,800,000, close to the Isola Bella median sale, 13.2715 mills produces about $37,160 of ad valorem tax, and the CDD’s $1,588.14 is added on top as a non-ad valorem line, before any November discount. A homesteaded full-time owner’s taxable value is usually well below market value because of the exemption and the assessment cap described next, and a new buyer’s taxable value resets toward market value the year after purchase. Pull the actual bill for the home you are considering; this example is arithmetic, not an Isola Bella tax bill.
A Florida resident who owns and lives in an Isola Bella home on January 1 can apply to the Lee County Property Appraiser by March 1 for the homestead exemption of up to $50,000. Once homesteaded, the assessed value can rise each year by no more than the lower of 3 percent or inflation, which the Department of Revenue set at 2.7 percent for 2026. A joint resolution (HJR 1-F) that would raise the non-school homestead exemption is on the November 2026 ballot; it is a proposal, not law, until voters approve it.
Isola Bella homes are governed by the master Declaration for Miromar Lakes Beach & Golf Club, recorded at Official Records Book 3343, Page 294 and administered by the Master Association, with the Master Association’s rules on top; no Isola Bella neighborhood association appears on the state record, so the master layer is the one a buyer reads first.
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 Master Association Rules and Regulations, 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. Neither the Declaration nor the rules is posted as a free public copy; both come with the association documents at sale.
The master Declaration sets a community-level architectural review layer, and its written guidelines are not posted publicly. On Isola Bella, where every home is a one-off design, that review matters for anything visible from the water or the street: a new roof in a different material, a color change, a pool or lanai rebuild, a dock or boat lift, or shoreline work. Get the written guidelines and the approval process from the Master Association before you plan, and, if you are selling, be ready to show that past exterior changes were approved.
Work at the water’s edge adds a public layer. The CDD owns the land under Lake Como, and its stormwater rules govern lake maintenance easements; Lee County permits the structures; and larger shoreline work can need a South Florida Water Management District environmental resource permit. An Isola Bella dock or seawall project therefore starts with three questions, to the Master Association, the CDD and the county, before any contractor is hired.
Isola Bella 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 an Isola Bella seller, the practical effect is a wider buyer pool: families, working-age buyers relocating to Southwest Florida and retirees can all buy on the island.
An Isola Bella home can be leased, but the minimum lease term, how often an owner may lease and whether a lease needs approval are set by the master documents, which are not published online. The Master Association’s rules do say that a leasing owner must designate the tenant as the Beach Club user for the lease term.
That designation matters. Beach Club privileges belong to one registered household per lot, so while a tenant holds them, the owner does not. Owners must also register every occupant with the Master Association within 10 days of any change in occupancy. On rental demand, the Southwest Florida MLS, pulled September 30, 2026, shows 19 Miromar Lakes rentals rented in the 12 months to September 30, 2026 at a median of $8,500 a month, with 18 more active at a median ask of $4,600 a month, across the whole community; an Isola Bella estate is not a typical community rental, and the pull shows no Isola Bella rental. Before you buy an Isola Bella home as a seasonal rental, read the leasing provisions; before you list one with a tenant in place, tell us the lease end date so showings can be scheduled around it.
Pets live in Isola Bella homes, but the number, size and breed limits, if any, are set in the master documents, which are not published online. The one published pet rule is the Master Association’s: dogs and other pets are not allowed at the Beach Club, except assistance animals.
Ask for the pet provisions with the association documents, and remember that the lake around the island is wildlife habitat: the Master Association’s rules place no duty on the association or the developer to remove wildlife.
Isola Bella sits in FEMA Flood Zone X, an area of minimal flood hazard, on Lee County’s effective map panel 12071C0582F; it is in Lee County Evacuation Zone D, one of the county’s least vulnerable zones, and it is built to a 160 mph design wind speed inside the wind-borne debris region, where openings need impact protection.
We queried FEMA’s National Flood Hazard Layer at three Isola Bella lots, lot 1, lot 5 and lot 12, spread across the island, and all three return Zone X, “area of minimal flood hazard”, outside the special flood hazard area, on panel 12071C0582F, effective August 28, 2008. Water on all sides does not change that answer: Lake Como is a managed freshwater lake with no tidal connection, and the AE zones in Miromar Lakes sit in other neighborhoods. Zone X is not “no flood risk”. It means a federally backed lender generally does not require flood insurance, but flood coverage is still available in Zone X. The address-level answer is always FEMA’s Flood Map Service Center, Lee County’s flood portal and the home’s elevation certificate, if one exists.
Because Isola Bella 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 Isola Bella 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 Isola Bella at an ultimate design wind speed of 160 mph for ordinary homes (Risk Category II) and inside the wind-borne debris region. The Florida Building Commission notes that peninsula design wind speeds are unchanged in the 2023 code. For an Isola Bella owner, that means replacement windows and doors must be impact-rated or protected by approved shutters, and a buyer’s wind-mitigation inspection will look for exactly that, along with roof-to-wall connections and the roof covering’s age. An island lot is open to wind across the water on several sides, which makes those features worth documenting.
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; an Isola Bella seller should disclose any storm repairs and insurance claims on the home itself.
The state records point to an easing market. Citizens Property Insurance, the state-backed insurer, stood at 278,662 policies in June 2026 after peaking at 1.42 million in October 2023, and recommended an average personal-lines rate decrease for 2026. Florida’s Office of Insurance Regulation reported in May 2026 that 20 new property and casualty insurers had entered the state since the 2022 and 2023 reforms. Florida law also bars an insurer from refusing to write or renew a homeowner’s policy solely because the roof is less than 15 years old. None of these sources publishes Isola Bella or Miromar Lakes premiums, and we do not quote any; get a quote on the specific house, with its wind-mitigation and four-point reports, before you commit. A home of 5,000 square feet or more with a dock has more to insure than a typical community home, so start early.
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.
Isola Bella 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 Isola Bella Court is answered by the district’s School Enrollment Zones map for the specific address, and we do not name a zoned school here. No primary source assigns zoned or private schools to Isola Bella Court. Miromar Lakes parcels fall in Lee County School Board District 2.
Permits for Isola Bella homes are issued by the Lee County Department of Community Development, because Isola Bella is in unincorporated Lee County, not the Village of Estero; permit history for any Isola Bella address is searchable online in Lee County’s eConnect portal without an account.
Lee County’s Accela Citizen Access portal, branded eConnect, searches by address, case number or the parcel’s STRAP number, and the county says no account is needed to look up records. Pull the history before you list or before you make an offer: open or expired permits for a roof, windows, a pool heater, a dock or boat lift, or a lanai enclosure are among the most common reasons an estate closing slows down. Elevation certificates on file for unincorporated parcels can be searched through the county’s flood portal.
A roof replacement and window or door replacements need a building permit in Lee County. Under Florida Statute 553.844, if a roof was built, repaired or replaced to the 2007 Florida Building Code or later, replacing 25 percent or more of it requires only the replaced portion to meet the current code. Isola Bella homes were built from 2004 to 2009, straddling that 2007 line, so the date and code edition of the current roof matter to a buyer’s insurer as much as its appearance.
Lee County applies FEMA’s substantial improvement rule: when the cost of improvements or repairs reaches 50 percent of a structure’s market value, the whole structure must meet current floodplain requirements. In Zone X the practical effect is smaller than in a coastal AE zone, but an Isola Bella buyer planning a full interior rebuild should ask the county how the rule applies to that address before budgeting.
Isola Bella sits inside the Miromar Lakes Mixed Use Planned Development, a Development of Regional Impact approved by Lee County in 1999 and now governed by resolution Z-13-020; the whole project covers 1,800.70 acres, and the land around Isola Bella is lake, built neighborhoods and conservation tracts.
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. The Isola Bella plat itself holds its own buffer and conservation tracts and a lake tract, and the island connects to the rest of the community only across its bridge on the Caprini side. 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 on Isola Bella runs on Florida Power & Light electricity, Lee County Utilities water and sewer, Friday curbside collection by Waste Pro, the San Carlos Park Fire District and a staffed Miromar Lakes gatehouse, with Southwest Florida International Airport 10 to 15 minutes away by the developer’s own measure.
Miromar Lakes is gated, with a staffed gatehouse and two entrances. The Master Association’s rules require residents to register every vehicle and issue a decal and transponder for the main gate, and guests are admitted on a resident’s authorization. Owners register every occupant within 10 days of a change in occupancy. Isola Bella has no second gate of its own; its extra privacy comes from the single bridge and the dead-end street.
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.
Isola Bella is in Lee County’s solid waste Area 3, served by Waste Pro, and the county’s collection-route layer puts Isola Bella Court on a Friday route. Collection is once a week for garbage, recycling and yard waste, set out by 5:30 a.m.; bulky-item pickup is available on request through the county.
Isola Bella addresses use Miromar Lakes, FL 33913, a mailing name the Postal Service accepts for that ZIP code, and the Census geocoder matches 10701 Isola Bella Court. Whether mail comes to the door, the curb or a cluster box, and which internet providers serve Isola Bella Court at the address level, are not confirmed in any public source we reached; the Village of Estero lists Comcast, Frontier, CenturyLink and Summit Broadband as providers in the adjoining area.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. Our free-flow routing estimates from the Sales Gallery, which run longer in season, put Florida Gulf Coast University at about 5 minutes, Miromar Outlets, Gulf Coast Town Center and Interstate 75 at about 7, Coconut Point at about 15 and Barefoot Beach Preserve at about 31. For emergencies, Lee Health’s Coconut Point freestanding emergency department is open 24 hours, about 16 minutes away, and Gulf Coast Medical Center, a state-approved Level II trauma center, is about 16 minutes away in Fort Myers.
Isola Bella compares as the island estate neighborhood of Miromar Lakes: on the same county-deed yardstick since October 2013, its $2,840,000 median and $593 mean price per square foot sit above Anacapri, Bellamare and Verona Lago and below the larger, newer estates of Castelli and Sorrento, with the community’s standard single-family CDD line.
Data updated: September 2026. Every row below uses the same yardstick: Lee County qualified deeds of improved single-family homes recorded since October 2013, matched by plat, with the mean of each sale’s own price per heated square foot. Where a neighborhood has fewer than 10 sales in the window, treat its median as indicative only.
Neighborhood | Homes | Built | Median heated sq ft | Sales since Oct 2013 | Median sale | Mean $/sq ft | CDD FY2027 per home |
|---|---|---|---|---|---|---|---|
Isola Bella | 13 | 2004 to 2009 | 4,945 | 9 | $2,840,000 | $593 | $1,588.14 |
Anacapri | 10 | 2006 to 2009 | 4,346 | 7 | $1,700,000 | $563 | $1,588.14 |
Castelli | 8 | 2007 to 2022 | 6,486 | 4 | $4,600,000 | $705 | $1,588.14 |
Sorrento | 11 | 2009 to 2018 | 6,333 | 5 | $4,540,000 | $689 | $2,856.44 |
Bellamare | 20 | 2003 to 2011 | 3,671 | 20 | $2,187,000 | $562 | $1,588.14 |
Verona Lago | 61 | 2001 to 2007 | 3,442 | 49 | $1,595,000 | $499 | $1,588.14 |
Caprini | 27 | 2004 to 2020 | 3,191 | 27 | $1,845,000 | $594 | $1,446.61 |
Anacapri is Isola Bella’s closest match: a 10-home estate street on Via Anacapri Court, built from 2006 to 2009, of similar size, billed in the same CDD single-family class and also in Zone X, but on smaller lots and without the island. It is the rival in the decision section below.
Castelli, on the same Unit IX plat as Anacapri, and Sorrento, on the Peninsula, are the community’s larger estates: median heated areas above 6,000 square feet and some homes built as late as 2018 and 2022. Their medians, $4,600,000 and $4,540,000 on four and five sales, sit well above Isola Bella’s. Sorrento also carries a higher CDD line, $2,856.44, because its debt repays the District’s Series 2025 bonds, which run to 2035. A buyer choosing between Isola Bella and either one is choosing between a 2004 to 2009 island home and a larger, often newer estate.
Bellamare and Verona Lago are older, larger single-family sections with smaller homes and many more sales, which makes them the deepest comparable sets in the community’s estate market. Caprini, the villa street on the far side of the Isola Bella bridge, is a 27-home neighborhood of detached villas with a lower CDD villa class, $1,446.61.
Isola Bella versus Anacapri comes down to the island and the lot: both are small estate streets of the same era, on the same $1,588.14 CDD line and in Zone X, but Isola Bella’s 13 homes sit on island lots of about half an acre, Anacapri’s 10 on about a third, and Isola Bella’s median is about $1.1 million higher.
Factor | Isola Bella | Anacapri |
|---|---|---|
Recorded plat | Miromar Lakes Unit V Isola Bella, Plat Book 74, Pages 9 to 12 | Miromar Lakes Unit IX Anacapri and Castelli, Plat Book 82, Page 71, Block A |
Homes | 13 single-family | 10 single-family |
Street | Isola Bella Court, on an island reached by one bridge | Via Anacapri Court |
Year built on the roll | 2004 to 2009 | 2006 to 2009 |
Heated area, median | 4,945 sq ft (range 4,237 to 6,903) | 4,346 sq ft (range 3,401 to 5,221) |
Bedrooms on the roll | 3 to 5, mostly 4 | 3 to 5, mostly 4 |
Lot size | 0.492 to 0.835 acre, median 0.549 (appraiser stated area) | about 0.30 to 0.34 acre (county GIS polygon area) |
Dock language in the legal descriptions | none of 13 | 2 of 10 name a dock assignment |
Qualified sales since October 2013 | 9, median $2,840,000 | 7, median $1,700,000 |
Mean price per sq ft, same window | $593 | $563 |
Highest recorded sale | $5,500,000 (May 2022) | $3,600,000 (July 2022) |
Sales since September 2025 | 0 | 1 ($2,950,000, October 2025) |
Southwest Florida MLS, 12 months to September 30, 2026 | 0 closings, 0 active | 1 closing, 104 days on market, 0 active |
Neighborhood association on Sunbiz | none tied to Miromar Lakes | none |
CDD, Fiscal Year 2027 | $1,588.14 (single-family class, Series 2022) | $1,588.14 (single-family class, Series 2022) |
FEMA flood zone | X | X |
Distance to Beach Clubhouse | about 0.46 mile, straight line | about a quarter mile or less, straight line |
Choose Isola Bella if the island itself is the point: the single bridge, water around the neighborhood, lots of half an acre or more, and a slightly larger house on average, and you are willing to wait years for one of 13 homes to sell. Choose Anacapri if you want a similar-era estate closer to the Beach Clubhouse, at a lower entry price, and you do not need the island or the larger lot; its October 2025 sale at $2,950,000 is the most recent estate data point near either street. Sellers in either neighborhood can start with a free home valuation or call Jesse at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers.
The honest case for Isola Bella is an island address with lots of about half an acre, large custom homes and water on nearly every side; the honest case against it is a housing stock now 17 to 22 years old, unpublished association dues, unrecorded dock rights and so few sales that pricing any single Isola Bella home takes real work.
If the pros fit, sellers can get a free Isola Bella 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 an Isola Bella listing agent, or thinking, ‘I need someone to sell my Isola Bella home…’, start with the record: 9 qualified Isola Bella deeds since October 2013, a $2,840,000 median, a $5,500,000 high in May 2022 and none since. McGreevy and Comisar price and market Isola Bella from that record.
Our credentials as your Isola Bella listing agent:
In the last 12 months Isola Bella has seen 0 resales in the Lee County qualified-deed record, and the Southwest Florida MLS, pulled September 30, 2026, shows no closing in the 12 months to September 30, 2026. Widening the window until it holds the record, the county file since October 2013 shows 9 resales and $27,583,750 in volume, listed sale by sale in the market snapshot above. No closing in that MLS window means no current days-on-market figure for Isola Bella, and we do not state a sale-to-list ratio here. We tracked every qualified Isola Bella deed, and we will walk you through each one.
Three things. First, the comparable set is tiny and old, so an Isola Bella price has to be built from nine island deeds, adjusted for four or more years of market change, condition and lot, and checked against Castelli, Sorrento and Anacapri. Second, the island’s selling points need documents: the lot’s stated area, its dock and shoreline position under the recorded documents, the Master Association estoppel and the CDD line should be in hand before the first showing. Third, resale buyers who want golf face a $140,000 initiation and a waitlist, so we market Isola Bella on the island, the lot, the lake and the house itself, and we tell golf buyers the truth up front.
Start with a free Isola Bella 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 the nine qualified Isola Bella deeds since 2013, weighted toward the 2021 and 2022 sales at $2,700,000, $3,367,500 and $5,500,000, adjusted for time, condition, lot size and dock. Then check the result against Castelli, Sorrento and Anacapri, including Anacapri’s $2,950,000 sale in October 2025. A single old sale is a guess; nine island sales with honest adjustments are a strategy.
Yes. Isola Bella lots run from 0.492 to 0.835 acre on the county roll, and buyers who choose the island are paying for land and water as much as for the house. A lot of 0.7 acre or more, as lots 1 to 3 and 11 to 13 are, is a real differentiator; we put the appraiser’s stated area and a plat excerpt in the listing package.
The Master Association estoppel certificate, your latest Lee County tax bill showing the $1,588.14 CDD line, the recorded documents covering your dock and shoreline, your permit history, and your wind-mitigation and four-point inspection reports. Having them ready at listing shortens the buyer’s review and protects your price.
Florida law requires you to give the buyer the homeowners’ association disclosure summary and the CDD notice in the contract. Whether the Master Association must approve a buyer is set by the master documents, which are not posted online; we read them at listing so no approval step surprises your closing date.
There is no current days-on-market figure, because the Southwest Florida MLS, pulled September 30, 2026, shows no Isola Bella closing in the 12 months to September 30, 2026 and the county file shows none since May 2022. With 13 homes and about one qualified sale every year and a half since 2013, the right buyer may not be in the market the week you list, so price, presentation and reach matter more than the calendar.
Isola Bella 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 Isola Bella guide they read the plat, the lot-by-lot roll, the federal aerial, the CDD budget and every qualified island deed first.
McGreevy and Comisar are the Domain Realty team behind this Isola Bella 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 golf and lake communities around Estero 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 Isola Bella 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.
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Rafael Lazcano, 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
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, 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
Selling an Isola Bella home? Get a free Isola Bella home valuation, or call Jesse direct at (239) 898-6072.
Buying on Isola Bella? 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 Isola Bella, see our Miromar Lakes guide, our Estero guide and our guides to the estate neighborhoods Anacapri and Castelli.
These are the questions buyers ask us about Isola Bella at Miromar Lakes, answered from the Lee County parcel and deed record, the Miromar Lakes CDD filings, the 2023 federal aerial of the island, the Master Association’s published rules and the developer’s own pages, with each answer standing on its own.
Isola Bella is a neighborhood of 13 custom single-family estate homes on Isola Bella Court inside Miromar Lakes Beach & Golf Club, recorded as Miromar Lakes Unit V Isola Bella in Lee County Plat Book 74, Pages 9 to 12. The homes sit on land ringed by lake water and reached by one bridge.
Isola Bella sits across a single bridge from the Caprini side of the community, about 0.46 mile in a straight line from the Beach Clubhouse at 18061 Miromar Lakes Parkway. Every home is on Isola Bella Court, numbered 10701 to 10841, with a Miromar Lakes, FL 33913 mailing address.
Yes, by the federal record. The U.S. Geological Survey’s aerial image of February 14, 2023 shows the thirteen lots on land ringed by water and joined to the rest of the community by one bridge. No developer or government page we found names the bridge, so ownership and upkeep are questions for the recorded documents.
There are 13 homes on Isola Bella, all coded single-family on the Lee County Property Appraiser roll as lots 1 to 13 of the Unit V plat. The Miromar Lakes CDD’s Fiscal Year 2027 budget also bills Isola Bella as 13 assessment units.
Isola Bella is in Lee County, in unincorporated Lee County. Miromar Lakes is not an incorporated city or town; “Miromar Lakes” is a mailing name the Postal Service accepts for ZIP code 33913, and the community sits near Estero, east of Interstate 75. Permits come from Lee County, and fire service from the San Carlos Park Fire District.
Isola Bella lots run from 0.492 to 0.835 acre on the county roll, with a median of 0.549 acre and a total of 8.069 acres across the 13 lots. Twelve of the 13 are half an acre or more, and 12 are coded as lakefront.
The public record does not say so. None of the 13 Isola Bella legal descriptions on the county roll mentions a dock, although the 2023 federal aerial shows private docks along much of the island’s shore. Confirm the dock position of any specific lot from the recorded documents before you buy.
No primary source we could find names the builders of individual Isola Bella homes, so we do not name any. The county roll shows each home built separately between 2004 and 2009, which is why no two are alike. The community’s developer is Miromar Development Corporation.
The county roll dates the 13 homes to 2004 through 2009: two in 2004, three in 2005, four in 2006, one in 2007, two in 2008 and one in 2009.
Isola Bella homes run 4,237 to 6,903 heated square feet on the county roll, with a median of 4,945 and an average of 5,119. Eleven have four bedrooms, one has three and one has five. Heated area excludes garages, lanais and pool decks.
Every one of the 13 lots already has a home, so new construction means buying an existing home and rebuilding, with Master Association architectural approval and Lee County permits. The island has no vacant lot on the county roll.
The Lee County record shows nine qualified Isola Bella sales since October 2013, from $1,725,000 to $5,500,000, at a median of $2,840,000. The newest, in May 2022, was the highest. There has been no qualified sale since, so a current price has to be built from those deeds and nearby estate sales.
Thirteen homes produce very few sales; the county record shows nine in about thirteen years and none since May 2022, and the Southwest Florida MLS, pulled September 30, 2026, shows no active listing. The next opportunity may come to market at any time, and we track the island so our buyers hear early.
Boats are allowed on Lake Como if registered with the Master Association: motorboats and pontoons up to 23 feet (pontoon motors 40 horsepower or less) and sailboats up to 21 feet; personal watercraft are prohibited. Lake Como is a freshwater lake with no Gulf access.
No. Lake Como is a 700-acre contiguous freshwater lake, 26 to 40 feet deep, with no tides and no connection to the Gulf of Mexico. Boating is lake boating only.
The developer lists water-skiing and wakeboarding among Lake Como’s activities, so yes, within the Master Association’s boating rules. Whether a given Isola Bella home has a usable dock is a lot-by-lot question for the recorded documents.
Yes, within limits. The Master Association’s rules allow lake swimming only within 50 feet of shore in the roped area by the Beach Club, and never from sundown to dawn. The Beach Club’s 10,000 square foot zero-edge pool is the everyday swimming option.
Yes. Isola Bella is inside the gated Miromar Lakes community, which has a staffed gatehouse and two entrances. The island has no second gate; its extra privacy comes from the single bridge and a street that serves only the 13 homes.
Isola Bella owners pay Miromar Lakes Master Association dues, and the Master Association does not publish its amount. No separate Isola Bella association appears on the state record. The Master Association’s estoppel certificate, which Florida Statute 720.30851 requires on request, gives a buyer the current figure before closing.
Yes. The Miromar Lakes Community Development District’s adopted Fiscal Year 2027 budget sets Isola Bella’s assessment at $1,588.14 per home: $848.16 of debt service and $739.98 of operations and maintenance. It is collected on the Lee County property tax bill.
Isola Bella is in Lee County taxing district 071, San Carlos Fire, where the 2025 millage totaled 13.2715 mills, about $13.27 per $1,000 of taxable value, before the CDD line. Your bill depends on your taxable value and any homestead exemption.
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; an Isola Bella purchase is a resale.
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. Isola Bella is open to buyers of any age.
Leasing is allowed, but the minimum term and any approval step are in the master documents, which are not posted online. When a home is leased, the owner designates the tenant as the Beach Club user for the lease term.
Yes, subject to the master documents, which set any limits and are not posted online. The Master Association’s published rule bars pets from the Beach Club, except assistance animals.
Isola Bella is in FEMA Zone X, an area of minimal flood hazard, on map panel 12071C0582F, effective August 28, 2008, at every point we checked on the island. 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 School District of Lee County uses proximity-based school choice, so families rank schools within the zone tied to their address rather than receiving one assigned school. Check the district’s School Enrollment Zones map for a specific Isola Bella Court address. Florida Gulf Coast University is next door.
The developer puts Southwest Florida International Airport 10 to 15 minutes from Miromar Lakes. 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. On a 13-home island with no qualified sale since 2022, we tracked every qualified Isola Bella deed and every lot’s size so you know what a fair price is before one comes to market. Call Marc at (239) 287-5873.
These are the questions Isola Bella owners ask us before a sale, answered from the Lee County deed and parcel record, the Miromar Lakes CDD filings, the September 2026 Southwest Florida MLS pull and the other facts on this page, with every answer written to stand on its own for an Isola Bella seller.
Your Isola Bella home’s value sits inside a recorded range: nine qualified Isola Bella deeds since October 2013 ran from $1,725,000 to $5,500,000 at a $2,840,000 median, and the three most recent, in 2021 and 2022, ran from $2,700,000 to $5,500,000. Where your home lands depends on its size, condition, roof, windows and dock, and on its lot. We build that number from the island deeds themselves; start with a free valuation or call Jesse at (239) 898-6072.
The Lee County qualified-deed record shows no Isola Bella sale since September 2025 and none since May 2022. The three newest were $2,700,000 in January 2021, $3,367,500 in November 2021 and $5,500,000 in May 2022. The Southwest Florida MLS, pulled September 30, 2026, also shows no Isola Bella closing in the 12 months to September 30, 2026 and no active listing.
It makes the price harder to prove, not lower by itself. Isola Bella has 13 homes and has recorded about one qualified sale every year and a half since 2013, so a four-year gap is scarcity, not a warning sign. The effect is on the appraisal side: an appraiser may reach back to the 2021 and 2022 island sales or to Castelli, Sorrento and Anacapri, so a well-documented price case matters.
On the same county-deed yardstick since October 2013, Isola Bella’s median is $2,840,000 at a mean of $593 per square foot, Anacapri’s $1,700,000 at $563, Castelli’s $4,600,000 at $705 and Sorrento’s $4,540,000 at $689, the last two on four and five sales. Buyers weigh Isola Bella between them: more land and the island against Anacapri, less house and older construction against Castelli and Sorrento.
It is the one feature no other Miromar Lakes estate street can offer: a street of 13 homes on land ringed by water and reached by one bridge, as the 2023 federal aerial shows. The deed record cannot isolate a single island premium, but Isola Bella’s $2,840,000 median sits about $1.1 million above Anacapri’s, a similar-era, similar-size estate street without the island.
Yes. Isola Bella lots run from 0.492 to 0.835 acre on the county roll, and a buyer choosing the island is choosing land and water. The six lots of about 0.7 acre or more, lots 1 to 3 and 11 to 13, give their sellers a documented advantage; we put the appraiser’s stated area and the plat in the listing package so buyers see it in writing.
A working dock matters to lake buyers, but on Isola Bella it has to be documented, because none of the 13 legal descriptions names a dock right. Gather the dock’s permit history from Lee County, any Master Association approval and the recorded documents that cover it. A permitted, approved dock in good repair is a selling point; an undocumented one invites buyer questions.
Start with the three 2021 and 2022 island deeds, then the six from 2013 to 2019, adjusted for time, size, condition and lot, and check the result against recent Castelli, Sorrento and Anacapri sales. We do not price an Isola Bella home from a Miromar Lakes community median; the September 2026 MLS community median, $1,483,284, mixes condominiums and coach homes with estates and says little about an island estate.
Treat it as a starting guess. An automated estimate needs recent comparable sales, and Isola Bella has recorded none since May 2022, while its nine sales since 2013 spread from $1,725,000 to $5,500,000. A model that averages those without seeing the house, the lot or the dock can miss an Isola Bella home’s value by millions in either direction; a local, document-based valuation is the reliable route.
It is the high-water mark, not a price for every home. That sale was a 5,655 square foot, 2008-built home that had recorded at $3,341,250 in 2015, so it tells you what a large, newer island home drew at the 2022 peak. Your home’s number depends on how its size, age, condition and lot compare, which is why we adjust sale by sale.
Many Miromar Lakes buyers are seasonal, in Southwest Florida from roughly November to May, so touring activity concentrates in those months. With 13 homes and no competing Isola Bella listing in the Southwest Florida MLS pull of September 30, 2026, a well-prepared home can sell in any month; aim to be photographed, documented and on the market before the season’s buyers arrive.
Before, if you can. Listing in the fall lets the documents, lot and dock records, photographs and pricing be settled before seasonal buyers tour, and puts your home in front of them the week they arrive. There is no recent Isola Bella days-on-market figure to plan around, so preparation, not the calendar, is the lever you control.
There is no current Isola Bella days-on-market figure, because the Southwest Florida MLS, pulled September 30, 2026, shows no closing in the 12 months to September 30, 2026 and the county file shows none since May 2022. For a nearby benchmark, the one Anacapri closing in that MLS window took 104 days. Plan for a longer search for the right buyer than a typical community home needs.
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 Isola Bella specifically, we pulled every qualified island deed, the plat, each lot’s stated area, the federal aerial and the CDD budget before writing this page, and we price and document an Isola Bella listing from that record.
The buyers who fit Isola Bella want a large custom home of roughly 4,200 to 6,900 heated square feet, a lot of about half an acre or more, lake water on most sides and a street with no through traffic. Isola Bella’s all-ages status means families and working-age buyers relocating to Southwest Florida are in the pool alongside retirees and seasonal owners.
We lead with what a distant buyer cannot see: professional photography and aerial video of the home, the lot, the dock and the bridge approach, a lot-size and plat summary, and a document package with the Master Association estoppel certificate, the CDD line and the permit history. Out-of-state buyers commit faster when the paperwork answers their questions before they fly in.
You can sell privately to a buyer we introduce, but with nine qualified Isola Bella sales since 2013 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.
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 an Isola Bella home is a resale, a buyer who wants golf should expect the waitlist, so we market Isola Bella on the island, the lot, the lake and the Beach Club first.
Two layers: the Miromar Lakes Master Association assessment and the $1,588.14 Fiscal Year 2027 CDD line on the tax bill. No separate Isola Bella association appears on the state record, and the Master Association does not publish its dues, so the buyer will ask for the estoppel certificate and your latest tax bill. Having both ready at listing keeps the fee conversation short and factual.
Not on the public record. Our September 2026 Florida Division of Corporations search found three Isola Bella homeowners’ associations, all in Palm Beach County and none tied to Miromar Lakes. The Master Association estoppel is the one to order; if a recorded Unit V document creates any neighborhood-level charge, the estoppel or the title search will show it, and we check both at listing.
An estoppel certificate is the association’s signed statement of what is owed on your home: regular assessments, any unpaid amounts and any special assessments. Florida Statute 720.30851 governs its content and fees. An Isola Bella sale needs one from the Miromar Lakes Master Association, whose official Contact page routes estoppel requests to it; we order it at listing.
We found no public primary document that states a transfer fee or capital contribution for an Isola Bella resale, and we do not quote figures from listing remarks. Any such charge will appear on the Master Association’s estoppel certificate, which is why we request it before the contract is signed.
The buyer sees a Miromar Lakes CDD line of $1,588.14 for Fiscal Year 2027: $848.16 of debt service on the District’s Series 2022 bonds and $739.98 for operations and maintenance. Florida Statute 190.048 requires the sale contract to carry a bold notice that the District may levy assessments on the property.
The Isola Bella debt line repays the District’s Series 2022 refunding bonds, whose scheduled final maturity is May 1, 2032. After that, the debt portion should end, while the $739.98 operations and maintenance portion continues. That shrinking obligation, $848.16 a year today, is a small, real selling point to mention to a buyer.
The CDD’s assessment levy sheets carry a prepayment column, and some Miromar Lakes units have prepaid their debt assessment, so prepayment is possible. The District says per-parcel principal balances are available by parcel ID. Whether prepaying helps your sale is a pricing question, since the Isola Bella debt line is $848.16 a year and runs only to 2032.
Isola Bella is in FEMA Zone X, an area of minimal flood hazard, on panel 12071C0582F, at every point we checked on the island. 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.
Yes. Isola Bella is in a 160 mph design wind speed area inside the wind-borne debris region, and an island lot is open to wind across the water, so insurers credit roof-to-wall connections, the roof covering and impact-rated openings. A current wind-mitigation report shows a buyer’s insurance agent those features and can lower the premium the buyer is quoted, which supports your price.
No law requires a four-point inspection to sell; it is an insurance underwriting report on the roof, electrical, plumbing and air conditioning. Because every Isola Bella home was built from 2004 to 2009, a buyer’s insurer is likely to ask about those systems, and a recent report in hand at listing answers the question early.
Isola Bella roofs date from 2004 to 2009 unless replaced, and Florida law bars an insurer from refusing a policy solely because a roof is under 15 years old, so an original roof invites questions. A permitted replacement, with its date and code edition, is one of the strongest facts an Isola Bella seller can document, and Lee County’s eConnect portal shows it by address.
Yes. Pull your address’s history from Lee County’s eConnect portal, which needs no account, and close any open or expired permits for a roof, windows, pool equipment, a dock or boat lift, or a lanai before listing. Isola Bella is in unincorporated Lee County, so the county, not the Village of Estero, issues and closes those permits.
Update selectively. Isola Bella’s recorded sales run from $389 to $973 per square foot, and condition explains much of that spread, so systems buyers price heavily (roof, impact openings, air conditioning, dock) usually matter more than finishes. We walk the home and tell you which projects the current estate buyer pool pays for and which to leave.
For an original, unrenovated home, the lot can carry a large share of the value, because buyers cannot create another island lot of half an acre or more. The county file shows Isola Bella vacant lots trading at up to $1,800,000 in 2007, before any home stood on them. We price both views, as a home and as a site, so you see the full range.
You can, and some Isola Bella sellers should, especially if the home needs a roof, systems or dock work a buyer will want to choose. An as-is sale should still come with the Master Association estoppel, the permit history, the dock records and inspection reports, so the buyer can price the work accurately rather than guess, which protects your net.
The homestead exemption of up to $50,000 and the Save Our Homes cap belong to you as the owner-resident, not to the house, so the buyer’s taxable value resets toward market value the year after purchase. Florida allows portability of accumulated Save Our Homes savings to a new homestead, which the Department of Revenue explains in its PT-112 guidance.
Every Isola Bella 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. An Isola Bella sale can be run remotely: we coordinate showings, the estoppel request, inspections, repairs and the closing timeline with the title company on your behalf. Tell us who holds keys and gate access so the home can be shown on short notice, and whether any dock or boat lift needs to be demonstrated.
Because an Isola Bella price is built from nine island deeds and thirteen lots, 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 Isola Bella sale and lot in the county record. Call Jesse direct at (239) 898-6072 to start.
Every Isola Bella fact on this page comes from a recorded plat or filing, a county, state or federal record, the Miromar Lakes CDD, the developer’s own published pages, or the Southwest Florida MLS figures we pulled in September 2026. Sources were accessed in September 2026 unless a date is shown.
Southwest Florida MLS figures on this page (Isola Bella and Anacapri closings and listings, community closings, active listings and rents) were pulled on September 30, 2026 for the 12 months to September 30, 2026; the county deed record remains the primary source for recorded sale prices.
The official documents below are published by the Miromar Lakes CDD, filed with the Florida Division of Corporations or issued by Lee County. They are the documents we read for this page, and the ones an Isola Bella buyer or seller should read before signing. Each link opens the issuing authority’s own copy.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Miromar Lakes CDD Adopted Budget, Fiscal Year 2027 | Miromar Lakes Community Development District | Adopted May 14, 2026 | Isola Bella’s $1,588.14 assessment, bond schedules, reserves | |
Miromar Lakes CDD Audited Financial Statements, Fiscal Year 2025 | Miromar Lakes Community Development District | Auditor’s report December 3, 2025 | Series 2022 and 2025 bonds, tax-bill collection | |
Lee County Ordinance 00-17 | Lee County Board of County Commissioners | September 2000 | Creation of the Miromar Lakes CDD, 972.24 acres | |
CDD Stormwater Rules of Procedure | Miromar Lakes Community Development District | Adopted September 8, 2021 | Lake maintenance easements, docks, master Declaration citation | |
Stormwater Management System drainage map | Miromar Lakes Community Development District | Current posting | Lakes, control structures and drainage flow | |
Articles of Incorporation, Miromar Lakes master association | Florida Division of Corporations | Filed September 1, 2000 | Master Association purpose, voting through Neighborhood Voting Representatives | |
Evacuation Zone D fact sheet | Lee County Emergency Management | Current posting | What Zone D means and when it evacuates |
The Isola Bella plat (Plat Book 74, Pages 9 to 12) and the master Declaration (Official Records Book 3343, Page 294) are recorded with the Lee County Clerk; neither is posted as a free copy online, and the Declaration is delivered with the association documents at sale.
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 Isola Bella. 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.
